Mixed-Use Building with
For Sale
$1,950,000
2160 Congo Rd, Benton, AR 72015
Two-level property combines flexible commercial shells with spacious one-bedroom apartments and dedicated parking.
Property Size12,000 SF
Price / SF$162.50
Days on Market23
Property Features for 2160 Congo Rd
General Information
Standard status
Active
Size
12,000 SF
Taxes and HOA fees
Annual Taxes
$1,170
Listing Agency:
Crye-Leike REALTORS Bryant
(501) 412-6923
Listed By:
Jeremiah Oltmans
(501) 412-6923
Source:
Exprealty
Added: Jul 29
Changed: Aug 20
Last Checked: Aug 20 at 4:33AM
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 Crye-Leike REALTORS Bryant
Investment Insights
Based on property information with market context.
This mixed-use building contains commercial space on the ground level and four one-bedroom apartments above. The commercial component includes three spaces—two measuring 1,576 SF and another measuring 2,070 SF—with sprinkler systems, fiberglass wall insulation, cellulose ceiling insulation, and fire-rated sheetrock. The spaces remain in shell condition, with concrete floors poured for future build-out. A fourth commercial space may also be possible.
Each apartment offers more than 1,350 SF, with an open kitchen, dining, and living arrangement, a bedroom, rear balcony, closet access to laundry, custom cabinetry, granite countertops, and a built-in desk. The structure features reinforced footings, a rebar mat, waterproofing Zip Board, 2x8 unit-separating walls, and metal steps serving the apartments. The property includes 50 parking spaces and low-maintenance landscaping at 2160 Congo Rd in Benton, AR.
Each apartment offers more than 1,350 SF, with an open kitchen, dining, and living arrangement, a bedroom, rear balcony, closet access to laundry, custom cabinetry, granite countertops, and a built-in desk. The structure features reinforced footings, a rebar mat, waterproofing Zip Board, 2x8 unit-separating walls, and metal steps serving the apartments. The property includes 50 parking spaces and low-maintenance landscaping at 2160 Congo Rd in Benton, AR.
Key Highlights
- Four one‑bedroom apartments, each exceeding 1,350 SF
- Three commercial spaces: two at 1,576 SF and one at 2,070 SF
- Commercial areas include sprinklers, insulated walls and ceilings, and fireproofing sheetrock
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
$131,565
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
6.75%
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%
$2,631,300
$2.6M
Cap Rate 7%
$1,879,500
$1.9M
Cap Rate 9%
$1,461,833
$1.5M
Market Conditions
NOI Build-Up for 12,000 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
$200.2K $16.68/SF
− Vacancy
−$12.2K −$1.02/SF
EGI
$188.0K $15.66/SF
− OpEx
−$56.4K −$4.70/SF
NOI
$131.6K $10.96/SF
Area
Saline County, AR
Vacancy
6.10%
Lease Rate
$16.68 /SF/Yr
Expense Ratio
30.00%
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%
$2,631,300
Cap Rate 7%
$1,879,500
Cap Rate 9%
$1,461,833
Alternative Uses
Best Use
Retail
$1.88M
$1.64M – $2.19M
NOI $131,565 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$1.48M
$1.29M – $1.72M
NOI $103,373 @ 7.0% cap · market cap 5.30%
Theoretical Best
Office A
$2.62M
$2.29M – $3.06M
NOI $183,310 @ 7.0% cap · market cap 9.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
528
Businesses Nearby
Explore this area
Business Placement
Demographics for 72015, AR
28,597
Population
12,148
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
92%
High-School Grad
85.0 sq mi
ZIP Area
336
Density / Sq Mi
$64,550
Median Household Income
$44,219
Median Earnings
$1,013
Median Rent
$169,200
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combines flexible commercial shells with spacious one-bedroom apartments and dedicated parking.
Where is this mixed-use property located?
The property is located at 2160 Congo Rd Benton, AR.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Four one‑bedroom apartments, each exceeding 1,350 SF; Three commercial spaces: two at 1,576 SF and one at 2,070 SF; Commercial areas include sprinklers, insulated walls and ceilings, and fireproofing sheetrock
