Updated Office
For Sale
$145,000
21800 Arch St, Little Rock, AR 72206
Updated office space on a half-acre site with room for additional business activity.
Property Size760 SF
Lot Size0.50 Acres
Price / SF$190.79
Days on Market39
Property Features for 21800 Arch St
General Information
Standard status
Active
Size
760 SF
Lot size
0.50 Acres
Building Details
Year Built
1980
Listing Agency:
Truman Ball Real Estate
(501) 529-2543
Listed By:
Buffie Howard
Source:
Themoverealty
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 25 at 5:42AM
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 Truman Ball Real Estate
Investment Insights
Based on property information with market context.
This 760 SF office property, built in 1980, provides a dedicated commercial setting on a half-acre lot. The interior is described as fully updated, offering an established office environment for an owner-user or business operation.
Located at 21800 Arch St in Little Rock, Arkansas, the property includes expansive grounds that can accommodate additional business activity. The available outdoor area may support a food truck rental arrangement or future expansion of the business footprint, subject to applicable approvals. The site can serve as a corporate office or a flexible commercial property with room for more than one use.
Located at 21800 Arch St in Little Rock, Arkansas, the property includes expansive grounds that can accommodate additional business activity. The available outdoor area may support a food truck rental arrangement or future expansion of the business footprint, subject to applicable approvals. The site can serve as a corporate office or a flexible commercial property with room for more than one use.
Key Highlights
- 760 SF office property
- Half‑acre lot with expansive grounds
- Fully updated office space
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
$7,236
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
4.99%
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%
$144,720
$144.7K
Cap Rate 7%
$103,371
$103.4K
Cap Rate 9%
$80,400
$80.4K
Market Conditions
NOI Build-Up for 760 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
$10.9K $14.28/SF
− Vacancy
−$1.2K −$1.59/SF
EGI
$9.6K $12.69/SF
− OpEx
−$2.4K −$3.17/SF
NOI
$7.2K $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%
$144,720
Cap Rate 7%
$103,371
Cap Rate 9%
$80,400
Alternative Uses
Best Use
Office B
$103.4K
$90.5K – $120.6K
NOI $7,236 @ 7.0% cap · market cap 4.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$138.1K
$120.8K – $161.1K
NOI $9,664 @ 7.0% cap · market cap 6.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
65
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 building - Updated office space on a half-acre site with room for additional business activity.
Where is this office building located?
The property is located at 21800 Arch St Little Rock, AR.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: 760 SF office property; Half‑acre lot with expansive grounds; Fully updated office space
