Freestanding Restaurant Property Near
For Sale
$399,000
3101 Market St, Pine Bluff, AR 71601
2,100 SF restaurant near Saracen Casino Resort for sale.
Property Size2,100 SF
Price / SF$190
Days on Market272
Property Features for 3101 Market St
General Information
Standard status
Active
Size
2,100 SF
Property subtype
Retail
Building Details
Building Size
2,100 SF
Listing Agency:
(501) 244-7508
Listed By:
Bill Puddephatt
Source:
Kelleycommercialpartners
Added: Nov 21, 2025
Changed: Aug 8
Last Checked: Aug 20 at 5:33AM
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 Bill Puddephatt
Investment Insights
Based on property information with market context.
This is a freestanding restaurant property featuring approximately 2,100 square feet of space, situated on approximately 0.87 acres. The property is located near the Saracen Casino Resort, Pines Mall, hotels, offices, residential areas, and public schools. It is positioned near the signalized intersection of Martha Mitchell Freeway (US Hwy 65B) and Market Street, on a corner lot at the intersection of Market Street and River Pines Drive. The property is zoned B-3 - Highway Commercial, which allows for restaurant, entertainment, QSR, medical, retail, or office uses. The FF&E, including a walk-in refrigerator/freezer and a dining package for 60 people, conveys with the property. This location presents an ideal opportunity for a QSR.
Key Highlights
- Excellent location near Saracen Casino Resort, Pines Mall, hotels, offices, residential areas, & public schools
- Freestanding ±2,100 SF restaurant property on ±0.87 acres
- FF&E including walk‑in refrigerator/freezer and dining package for 60 people included
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
$26,479
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
6.64%
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%
$529,580
$529.6K
Cap Rate 7%
$378,271
$378.3K
Cap Rate 9%
$294,211
$294.2K
Market Conditions
NOI Build-Up for 2,100 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
$37.8K $18.00/SF
− Vacancy
−$2.5K −$1.19/SF
EGI
$35.3K $16.81/SF
− OpEx
−$8.8K −$4.20/SF
NOI
$26.5K $12.61/SF
Area
Jefferson County, AR
Vacancy
6.60%
Lease Rate
$18.00 /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%
$529,580
Cap Rate 7%
$378,271
Cap Rate 9%
$294,211
Alternative Uses
Best Use
Specialty Retail
$378.3K
$331.0K – $441.3K
NOI $26,479 @ 7.0% cap · market cap 6.64%
Second Best
Retail
$294.2K
$257.4K – $343.3K
NOI $20,595 @ 7.0% cap · market cap 5.16%
Theoretical Best
Office A
$538.4K
$471.1K – $628.1K
NOI $37,688 @ 7.0% cap · market cap 9.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
164
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 71601, AR
13,881
Population
6,573
Households
2.1
Avg Household Size
34
Median Age
15%
College-Educated
86%
High-School Grad
115.4 sq mi
ZIP Area
120
Density / Sq Mi
$36,688
Median Household Income
$23,586
Median Earnings
$802
Median Rent
$67,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Restaurant - 2,100 SF restaurant near Saracen Casino Resort for sale.
Where is this restaurant located?
The property is located at 3101 Market St Pine Bluff, AR.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Excellent location near Saracen Casino Resort, Pines Mall, hotels, offices, residential areas, & public schools; Freestanding ±2,100 SF restaurant property on ±0.87 acres; FF&E including walk‑in refrigerator/freezer and dining package for 60 people included
