Office Suite in Cedar
For Sale
$300,000
21413 Arch St, Little Rock, AR 72206
Upper-level commercial space with utilities on property and septic service, offered as-is for office or other business use.
Property Size1,327 SF
Price / SF$226.07
Days on Market60
Property Features for 21413 Arch St
General Information
Standard status
Active
Size
1,327 SF
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$765
Listing Agency:
McDaniel Realty Inc.
(501) 425-7799
Listed By:
Judy Long
(501) 425-7799
Source:
Exprealty
Added: Jun 25
Changed: Aug 20
Last Checked: Aug 22 at 10:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of McDaniel Realty Inc.
Investment Insights
Based on property information with market context.
This property is a commercial offering within a cedar house structure, with a prime upper level presented for office use or other business operations. The sale is offered as-is, and the property includes a septic tank along with utilities on-site, providing key basics for tenant or buyer readiness.
The building is located at 21413 Arch St in Little Rock, Arkansas. Public remarks describe the asset as being in the heart of the East End area, with the property positioned as a self-contained site for a business that values practical on-property services.
For tenants or owner-operators, the configuration supports flexible use within an office setting, with the upper level serving as the primary available area. The presence of utilities and a septic tank may reduce upfront site dependency compared with properties that lack on-site systems. Prospective buyers should plan to evaluate the space in-person given the as-is sale terms and confirm the suitability of the existing improvements for their intended office or business use.
The building is located at 21413 Arch St in Little Rock, Arkansas. Public remarks describe the asset as being in the heart of the East End area, with the property positioned as a self-contained site for a business that values practical on-property services.
For tenants or owner-operators, the configuration supports flexible use within an office setting, with the upper level serving as the primary available area. The presence of utilities and a septic tank may reduce upfront site dependency compared with properties that lack on-site systems. Prospective buyers should plan to evaluate the space in-person given the as-is sale terms and confirm the suitability of the existing improvements for their intended office or business use.
Key Highlights
- Upper‑level commercial space in the East End
- Sold as‑is and can be used as an office or for any other business use
- Utilities are on the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$12,635
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.21%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$252,700
$252.7K
Cap Rate 7%
$180,500
$180.5K
Cap Rate 9%
$140,389
$140.4K
Market Conditions
NOI Build-Up for 1,327 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$18.9K $14.28/SF
− Vacancy
−$2.1K −$1.59/SF
EGI
$16.8K $12.69/SF
− OpEx
−$4.2K −$3.17/SF
NOI
$12.6K $9.52/SF
Area
Little Rock, AR
Vacancy
11.10%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$252,700
Cap Rate 7%
$180,500
Cap Rate 9%
$140,389
Alternative Uses
Best Use
Office B
$180.5K
$157.9K – $210.6K
NOI $12,635 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$241.1K
$210.9K – $281.2K
NOI $16,874 @ 7.0% cap · market cap 5.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 72206, AR
22,974
Population
10,080
Households
2.3
Avg Household Size
43
Median Age
20%
College-Educated
87%
High-School Grad
111.6 sq mi
ZIP Area
206
Density / Sq Mi
$49,145
Median Household Income
$35,157
Median Earnings
$910
Median Rent
$132,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Upper-level commercial space with utilities on property and septic service, offered as-is for office or other business use.
Where is this office units located?
The property is located at 21413 Arch St Little Rock, AR.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Upper‑level commercial space in the East End; Sold as‑is and can be used as an office or for any other business use; Utilities are on the property
