Building Details

Year Built 1973

Listing Agency: Signature Homes Real Estate

Listed By: Bobbie Schroeder · License #EB00079868 Show Phone

Source: Pcsingtolittlerock

Added: Aug 1 Changed: Aug 28 Last Checked: Sep 1 at 10:13PM

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Investment Insights

Based on property information with market context.

This mixed-use property at 3370 Airport Rd includes a 1,828-square-foot home built in 1973. The site features a fenced backyard and nearly an acre of land, providing room to expand or adapt the existing improvements. The property is positioned for consideration as a small café, boutique or retail space, office conversion, residential-based business, or investment property, as identified in the property information.

An estimated 18,000+ vehicles per day provide a strong traffic presence along the road frontage. Lake Hamilton Schools are less than a mile away, while shopping, restaurants, and everyday conveniences are nearby. The setting combines commercial exposure with a country-style environment in Pearcy, Arkansas.

Key Highlights

• 1,828‑square‑foot home on nearly an acre
• Estimated traffic of 18,000+ vehicles per day
• Road frontage with commercial exposure

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

$8,829

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

2.95%

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%

$176,580 $176.6K

Cap Rate 7%

$126,129 $126.1K

Cap Rate 9%

$98,100 $98.1K

Market Conditions

NOI Build-Up for 1,828 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

$15.4K $8.40/SF

− Vacancy

−$1.2K −$0.67/SF

EGI

$14.1K $7.73/SF

− OpEx

−$5.3K −$2.90/SF

NOI

$8.8K $4.83/SF

Area

Garland County, AR

Vacancy

8.00%

Lease Rate

$8.40 /SF/Yr

Expense Ratio

37.50%

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%

$176,580

Cap Rate 7%

$126,129

Cap Rate 9%

$98,100

Alternative Uses

Best Use

Mixed Use

$126.1K

$110.4K – $147.2K (±1% cap)

NOI $8,829 @ 7.0% cap · market cap 2.95%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$334.3K

$292.5K – $390.0K (±1% cap)

NOI $23,401 @ 7.0% cap · market cap 7.83%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mixed-use properties

Suggested Use

Top Pick Building Supply Real Estate Agency Dental Office Big Box & Wholesale Store HVAC Service Law Firm

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

67

Businesses Nearby

Explore this area Business Placement

Demographics for 71964, AR

4,179

Population

2,074

Households

2

Avg Household Size

42

Median Age

26%

College-Educated

88%

High-School Grad

31.1 sq mi

ZIP Area

134

Density / Sq Mi

$64,550

Median Household Income

$31,758

Median Earnings

$1,421

Median Rent

$165,900

Median Home Value

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Residential improvements, a fenced backyard, and expansion area support flexible commercial repositioning.

Where is this mixed-use property located?

The property is located at 3370 Airport Rd Pearcy, 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: 1,828‑square‑foot home on nearly an acre; Estimated traffic of 18,000+ vehicles per day; Road frontage with commercial exposure