Single-Family Property with
For Sale
$299,000
32 Main Avenue, Fayetteville, AR 72701
COMMERCIAL - Fayetteville, AR
Property Size2,990 SF
Lot Size1.03 Acres
Price / SF$100
Days on Market388
Property Features for 32 Main Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Lot features
City Lot
Directions
Hwy 71S - Adjoins Greenland School
Standard status
Active
APN
775-17926-000
Size
2,990 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Description
PT S1/2 NW 1.03A GRSD2 30
Tax Annual Amount
684
Legal Description
PT S1/2 NW 1.03A GRSD2 30
Building Details
Year built
1947
Listing Agency:
BRE Realty Group
(479) 267-4000
Listed By:
Eddie Bowling · License #PB00077080
(479) 790-3726
Added: Aug 2, 2025
Changed: Aug 19
Last Checked: Aug 24 at 12:06AM
MLS# 1316715
Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-family property sits on approximately 1.03 acres with about 271 feet of frontage. The existing home and/or outbuildings are in need of TLC, and the buyer should plan for either restoration or the possibility of redevelopment. All improvements on the property are sold as-is.
The property is located on Main Avenue in Fayetteville, AR, adjoining Greenland Schools, next to the high school. With Main Street frontage, the site offers straightforward visibility along the corridor.
With a total property size of 2,990 square feet, this is a straightforward, condition-dependent opportunity for buyers seeking a project near the school campus.
The property is located on Main Avenue in Fayetteville, AR, adjoining Greenland Schools, next to the high school. With Main Street frontage, the site offers straightforward visibility along the corridor.
With a total property size of 2,990 square feet, this is a straightforward, condition-dependent opportunity for buyers seeking a project near the school campus.
Key Highlights
- One‑acre property in Greenland with 271 ft of Main St. frontage
- Built in 1947 with home and outbuildings (needs TLC)
- All improvements on the property are sold as‑is
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
$23,807
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
7.96%
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%
$476,140
$476.1K
Cap Rate 7%
$340,100
$340.1K
Cap Rate 9%
$264,522
$264.5K
Market Conditions
NOI Build-Up for 2,990 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
$46.6K $15.60/SF
− Vacancy
−$3.4K −$1.12/SF
EGI
$43.3K $14.48/SF
− OpEx
−$19.5K −$6.51/SF
NOI
$23.8K $7.96/SF
Area
Washington County, AR
Vacancy
7.20%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$476,140
Cap Rate 7%
$340,100
Cap Rate 9%
$264,522
Alternative Uses
Best Use
Apartment 5plus
$340.1K
$297.6K – $396.8K
NOI $23,807 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$802.6K
$702.2K – $936.3K
NOI $56,179 @ 7.0% cap · market cap 18.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
56
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Single-family property on 1.03 acres with about 271 feet of frontage; home and outbuildings need TLC, sold as-is.
Where is this single family property located?
The property is located at 32 Main Avenue Fayetteville, AR.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: One‑acre property in Greenland with 271 ft of Main St. frontage; Built in 1947 with home and outbuildings (needs TLC); All improvements on the property are sold as‑is
