Updated Office
New
For Sale
$145,000
21800 Arch St, Little Rock, AR 72206
COMMERCIAL - Little Rock, AR
Property Size760 SF
Lot Size0.50 Acres
Price / SF$190.79
Days on Market4
Property Features for 21800 Arch St
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Lot features
Level
Directions
Right off Arch Street. Across from East End Elementary School.
Subdivision
SHERIDAN SCHOOLS (SALINE COUNTY)
Standard status
Active
Size
760 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Description
Metes and Bounds
Tax Annual Amount
620
Legal Description
Metes and Bounds
Building Details
Year built
1980
Floors in Building
1
Flooring type
Vinyl
Listing Agency:
Truman Ball Real Estate
(501) 847-4900
Listed By:
Buffie Howard
(501) 529-2543
Added: Aug 4
Changed: Aug 5
Last Checked: Aug 7 at 6:06AM
MLS# 26031828
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 760-square-foot office unit offers a compact commercial setting with an updated interior and vinyl flooring. The property sits on a 0.5-acre lot, providing substantially more land than the building footprint.
Built in 1980, the property is located at 21800 Arch St in Little Rock, Arkansas 72206. The office configuration and surrounding grounds support a straightforward commercial ownership opportunity for an office user.
Built in 1980, the property is located at 21800 Arch St in Little Rock, Arkansas 72206. The office configuration and surrounding grounds support a straightforward commercial ownership opportunity for an office user.
Key Highlights
- 760 square feet of office space
- 0.5‑acre lot
- Updated interior
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
5
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
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Frequently Asked Questions
What type of property is this?
Office units - Office space features vinyl flooring and an updated interior.
Where is this office units 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 square feet of office space; 0.5‑acre lot; Updated interior
