Multi-Suite Office
For Sale
$1,200,000
2621 W Main St, Russellville, AR 72801
Occupied office complex with adaptable suites, lighted parking, and access to a medical and professional business corridor.
Property Size12,400 SF
Price / SF$96.77
Days on Market13
Property Features for 2621 W Main St
General Information
Standard status
Active
Size
12,400 SF
Building Details
Year Built
1981
Tenancy
Multi
Listing Agency:
River Valley Realty, Inc.
(479) 968-6260
Listed By:
Chris Abington · License #PB00051512
Source:
Themoverealty
Added: Aug 17
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 River Valley Realty, Inc.
Investment Insights
Based on property information with market context.
Located at 2621 W Main Street in Russellville, Arkansas, this 12,400-square-foot office complex includes multiple suites configured for professional, medical, and business uses. The property is maintained and includes lighted parking to support occupants and visitors.
The building is positioned within West Russellville’s medical and professional office corridor, with surrounding clinics, offices, and service providers. Existing tenants provide an established occupancy profile, while the suite layout supports continued use by multiple businesses or an owner-occupant sharing space with other tenants.
The building is positioned within West Russellville’s medical and professional office corridor, with surrounding clinics, offices, and service providers. Existing tenants provide an established occupancy profile, while the suite layout supports continued use by multiple businesses or an owner-occupant sharing space with other tenants.
Key Highlights
- 12,400‑square‑foot commercial office complex
- Multiple established tenants in place
- Flexible suite configurations for professional, medical, or business uses
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
$109,926
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
9.16%
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%
$2,198,520
$2.2M
Cap Rate 7%
$1,570,371
$1.6M
Cap Rate 9%
$1,221,400
$1.2M
Market Conditions
NOI Build-Up for 12,400 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
$186.0K $15.00/SF
− Vacancy
−$2.8K −$0.23/SF
EGI
$183.2K $14.78/SF
− OpEx
−$73.3K −$5.91/SF
NOI
$109.9K $8.87/SF
Area
Pope County, AR
Vacancy
1.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
40.00%
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%
$2,198,520
Cap Rate 7%
$1,570,371
Cap Rate 9%
$1,221,400
Alternative Uses
Best Use
Healthcare Medical
$1.57M
$1.37M – $1.83M
NOI $109,926 @ 7.0% cap · market cap 9.16%
Second Best
Office B
$1.56M
$1.37M – $1.82M
NOI $109,212 @ 7.0% cap · market cap 9.10%
Theoretical Best
Office A
$1.98M
$1.73M – $2.31M
NOI $138,682 @ 7.0% cap · market cap 11.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
581
Businesses Nearby
Explore this area
Business Placement
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
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 building - Occupied office complex with adaptable suites, lighted parking, and access to a medical and professional business corridor.
Where is this office building located?
The property is located at 2621 W Main St Russellville, AR.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 12,400‑square‑foot commercial office complex; Multiple established tenants in place; Flexible suite configurations for professional, medical, or business uses
