Office Building with Flexible
For Sale
$1,498,000
310 Thompson Ave, El Dorado, AR 71730
Partially leased commercial property with a 2024 roof and room for additional occupancy.
Property Size14,034 SF
Lot Size1.47 Acres
Price / SF$106.74
Days on Market36
Property Features for 310 Thompson Ave
General Information
Standard status
Active
Size
14,034 SF
Lot size
1.47 Acres
Building Details
Year Built
1987
Listing Agency:
Jan's Realty
(870) 315-0170
Listed By:
Tra Cook
Source:
Pcsingtolittlerock
Added: Jul 27
Changed: Aug 30
Last Checked: Aug 31 at 6:40PM
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 Jan's Realty
Investment Insights
Based on property information with market context.
Located at 310 Thompson Ave in El Dorado, this office building contains over 14,000 square feet on approximately 1.47 acres. Constructed in 1987, the property combines existing tenancy with vacant area that can support owner occupancy or additional tenants. Its adaptable configuration is suited to office, medical office, retail, service-oriented, or multi-tenant use.
A new roof completed in 2024 is a significant capital improvement. The sizable site provides ample parking and convenient access for clients and customers. With part of the building leased and remaining space available, the property offers a combination of current occupancy and flexible commercial functionality.
A new roof completed in 2024 is a significant capital improvement. The sizable site provides ample parking and convenient access for clients and customers. With part of the building leased and remaining space available, the property offers a combination of current occupancy and flexible commercial functionality.
Key Highlights
- Over 14,000 square feet of commercial space
- Approximately 1.47 acres
- Portion of the building is currently leased
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
$134,743
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
8.99%
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%
$2,694,860
$2.7M
Cap Rate 7%
$1,924,900
$1.9M
Cap Rate 9%
$1,497,144
$1.5M
Market Conditions
NOI Build-Up for 14,034 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
$202.1K $14.40/SF
− Vacancy
−$22.4K −$1.60/SF
EGI
$179.7K $12.80/SF
− OpEx
−$44.9K −$3.20/SF
NOI
$134.7K $9.60/SF
Area
Union County, AR
Vacancy
11.10%
Lease Rate
$14.40 /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%
$2,694,860
Cap Rate 7%
$1,924,900
Cap Rate 9%
$1,497,144
Alternative Uses
Best Use
Office B
$1.92M
$1.68M – $2.25M
NOI $134,743 @ 7.0% cap · market cap 8.99%
Second Best
Healthcare Medical
$1.78M
$1.56M – $2.07M
NOI $124,411 @ 7.0% cap · market cap 8.31%
Theoretical Best
Office A
$2.57M
$2.25M – $2.99M
NOI $179,658 @ 7.0% cap · market cap 11.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,389
Businesses Nearby
Explore this area
Business Placement
Demographics for 71730, AR
31,103
Population
13,774
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
88%
High-School Grad
457.4 sq mi
ZIP Area
68
Density / Sq Mi
$50,845
Median Household Income
$36,959
Median Earnings
$833
Median Rent
$123,200
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 - Partially leased commercial property with a 2024 roof and room for additional occupancy.
Where is this office building located?
The property is located at 310 Thompson Ave El Dorado, AR.
What is the asking price?
The asking price for this property is $1,498,000.
What are key features of this property?
This property features: Over 14,000 square feet of commercial space; Approximately 1.47 acres; Portion of the building is currently leased
