Class A Office
For Sale
Contact for pricing
2400 Crestwood Rd, North Little Rock, AR 72116
Class A office building with quality construction and approximately 37% vacancy for potential lease-up.
Property Size22,048 SF
Price / SF$95.02
Days on Market66
Property Features for 2400 Crestwood Rd
General Information
Standard status
Active
Size
22,048 SF
Class
A
Property subtype
OFFICE
Occupancy
63%
Additional Details
Road Access
Yes
Amenities
on-site banking
Building Details
Year Built
2002
Buildings
1
Listing Agency:
Colliers - Little Rock
(501) 372-6161
Listed By:
Justin Bentley, CCIM, SIOR
(501) 519-7174
Source:
Moodyscre
Added: Jul 17
Changed: Sep 17
Last Checked: Sep 19 at 12:52PM
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 Colliers - Little Rock
Investment Insights
Based on property information with market context.
This Class A office building offers a professional image with quality construction completed in 2002. The property totals 22,048 square feet and includes in-place income, with approximately 37% vacancy creating leasing flexibility for a buyer looking to improve occupancy over time.
The building is located with excellent visibility and access just off McCain Blvd and North Hills Blvd in one of North Little Rock’s most established office submarkets. Surrounding uses include strong residential demographics, retail amenities, and established medical and professional office users.
On-site amenities include banking and ample parking, supporting everyday convenience for tenants and visitors.
The building is located with excellent visibility and access just off McCain Blvd and North Hills Blvd in one of North Little Rock’s most established office submarkets. Surrounding uses include strong residential demographics, retail amenities, and established medical and professional office users.
On-site amenities include banking and ample parking, supporting everyday convenience for tenants and visitors.
Key Highlights
- 22,048 SF Class A office building with quality construction completed in 2002
- Approximately 37% vacancy with existing in‑place income
- Excellent visibility and access just off McCain Blvd and North Hills Blvd
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
$184,393
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
8.80%
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%
$3,687,860
$3.7M
Cap Rate 7%
$2,634,186
$2.6M
Cap Rate 9%
$2,048,811
$2.0M
Market Conditions
NOI Build-Up for 22,048 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
$277.8K $12.60/SF
− Vacancy
−$31.9K −$1.45/SF
EGI
$245.9K $11.15/SF
− OpEx
−$61.5K −$2.79/SF
NOI
$184.4K $8.36/SF
Area
Pulaski County, AR
Vacancy
11.50%
Lease Rate
$12.60 /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%
$3,687,860
Cap Rate 7%
$2,634,186
Cap Rate 9%
$2,048,811
Alternative Uses
Best Use
Office B
$2.63M
$2.30M – $3.07M
NOI $184,393 @ 7.0% cap · market cap 8.80%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.21M
$3.68M – $4.91M
NOI $294,398 @ 7.0% cap · market cap 14.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
63%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
704
Businesses Nearby
Explore this area
Business Placement
Demographics for 72116, AR
21,715
Population
10,556
Households
2.1
Avg Household Size
42
Median Age
42%
College-Educated
97%
High-School Grad
6.5 sq mi
ZIP Area
3,341
Density / Sq Mi
$75,490
Median Household Income
$46,256
Median Earnings
$1,058
Median Rent
$218,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Class A office building with quality construction and approximately 37% vacancy for potential lease-up.
Where is this office building located?
The property is located at 2400 Crestwood Rd North Little Rock, AR.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: 22,048 SF Class A office building with quality construction completed in 2002; Approximately 37% vacancy with existing in‑place income; Excellent visibility and access just off McCain Blvd and North Hills Blvd
