Highway-Frontage Retail
For Sale
$1,490,000
2251 Bill Foster Memorial Hwy, Cabot, AR 72023
C2-zoned commercial building with established gym and office occupancy.
Property Size13,120 SF
Price / SF$113.57
Days on Market10
Property Features for 2251 Bill Foster Memorial Hwy
General Information
Standard status
Active
Size
13,120 SF
Building Details
Year Built
2009
Listing Agency:
Edge Realty
(501) 743-5444
Listed By:
Jesse Jeffers · License #3593717
Source:
Pcsingtolittlerock
Added: Aug 23
Changed: Aug 30
Last Checked: Aug 31 at 6:28PM
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 Edge Realty
Investment Insights
Based on property information with market context.
Built in 2009, this 13,120-square-foot retail property combines active occupancy with a flexible commercial layout. A gym occupies 10,000 square feet, while office users occupy an additional 3,000 square feet. The property includes 54 parking spaces and is situated on 1.10 acres.
The building fronts Bill Foster Memorial Hwy in Cabot with 300'+ of highway frontage and reported corridor traffic of 20k+ daily. It is approximately 0.9 miles, or a 2-minute drive, from the first Cabot exit. C2 zoning and nearby national and regional retailers, including Taco Bell, Whataburger, Sonic Drive-In, Starbucks, Waffle House, and McDonald's, provide established commercial context.
The building fronts Bill Foster Memorial Hwy in Cabot with 300'+ of highway frontage and reported corridor traffic of 20k+ daily. It is approximately 0.9 miles, or a 2-minute drive, from the first Cabot exit. C2 zoning and nearby national and regional retailers, including Taco Bell, Whataburger, Sonic Drive-In, Starbucks, Waffle House, and McDonald's, provide established commercial context.
Key Highlights
- 13,120‑square‑foot retail property built in 2009
- 10,000 square feet leased to a gym
- Additional 3,000 square feet occupied as 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
$130,530
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
8.76%
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%
$2,610,600
$2.6M
Cap Rate 7%
$1,864,714
$1.9M
Cap Rate 9%
$1,450,333
$1.5M
Market Conditions
NOI Build-Up for 13,120 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
$198.4K $15.12/SF
− Vacancy
−$11.9K −$0.91/SF
EGI
$186.5K $14.21/SF
− OpEx
−$55.9K −$4.26/SF
NOI
$130.5K $9.95/SF
Area
Lonoke County, AR
Vacancy
6.00%
Lease Rate
$15.12 /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%
$2,610,600
Cap Rate 7%
$1,864,714
Cap Rate 9%
$1,450,333
Alternative Uses
Best Use
Retail
$1.86M
$1.63M – $2.18M
NOI $130,530 @ 7.0% cap · market cap 8.76%
Second Best
Office B
$1.78M
$1.56M – $2.08M
NOI $124,918 @ 7.0% cap · market cap 8.38%
Theoretical Best
Office A
$2.67M
$2.34M – $3.12M
NOI $186,992 @ 7.0% cap · market cap 12.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
Businesses Nearby
Explore this area
Business Placement
Demographics for 72023, AR
37,321
Population
14,901
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
94%
High-School Grad
98.2 sq mi
ZIP Area
380
Density / Sq Mi
$76,157
Median Household Income
$45,363
Median Earnings
$978
Median Rent
$202,400
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?
Retail space - C2-zoned commercial building with established gym and office occupancy.
Where is this retail space located?
The property is located at 2251 Bill Foster Memorial Hwy Cabot, AR.
What is the asking price?
The asking price for this property is $1,490,000.
What are key features of this property?
This property features: 13,120‑square‑foot retail property built in 2009; 10,000 square feet leased to a gym; Additional 3,000 square feet occupied as office space
