C2 Commercial Land with
For Sale
$1,000,000
3616 E Main St, Russellville, AR 72802
C2-zoned site includes an existing building with office, warehouse, or mixed-use flexibility.
Property Size4,168 SF
Price / SF$239.92
Days on Market133
Property Features for 3616 E Main St
General Information
Standard status
Active
Size
4,168 SF
Listing Agency:
Arkansas Real Estate Collective
(479) 970-0754
Listed By:
Ashton Smith · License #EB00069585
(479) 970-0754
Source:
Exprealty
Added: Apr 1
Changed: Jul 31
Last Checked: Aug 11 at 11:31AM
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 Arkansas Real Estate Collective
Investment Insights
Based on property information with market context.
This 12.5-acre commercial land property is zoned C2 and includes an existing building measuring more than 4,100 square feet. The structure provides space suitable for office, warehouse, or mixed-use applications, with the option to support occupancy or redevelopment based on the user’s requirements.
The property fronts Hwy 64 and includes two separate entrances directly from the highway. The access configuration supports convenient entry, potential division of the site, and multi-tenant layouts. Located at 3616 E Main St in Russellville, Arkansas, the property combines a substantial land component with an existing commercial structure and direct highway access.
The property fronts Hwy 64 and includes two separate entrances directly from the highway. The access configuration supports convenient entry, potential division of the site, and multi-tenant layouts. Located at 3616 E Main St in Russellville, Arkansas, the property combines a substantial land component with an existing commercial structure and direct highway access.
Key Highlights
- 12.5 acres of C2‑zoned commercial land
- Existing 4,100+ sqft building
- Two separate entrances directly from Hwy 64
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
$36,709
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
3.67%
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%
$734,180
$734.2K
Cap Rate 7%
$524,414
$524.4K
Cap Rate 9%
$407,878
$407.9K
Market Conditions
NOI Build-Up for 4,168 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
$52.5K $12.60/SF
− Vacancy
−$3.6K −$0.86/SF
EGI
$48.9K $11.74/SF
− OpEx
−$12.2K −$2.94/SF
NOI
$36.7K $8.81/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$12.60 /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%
$734,180
Cap Rate 7%
$524,414
Cap Rate 9%
$407,878
Alternative Uses
Best Use
Office B
$524.4K
$458.9K – $611.8K
NOI $36,709 @ 7.0% cap · market cap 3.67%
Second Best
Flex RnD
$506.4K
$443.1K – $590.9K
NOI $35,451 @ 7.0% cap · market cap 3.55%
Theoretical Best
Office A
$665.9K
$582.7K – $776.9K
NOI $46,615 @ 7.0% cap · market cap 4.66%
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 72802, AR
22,752
Population
9,687
Households
2.3
Avg Household Size
39
Median Age
32%
College-Educated
90%
High-School Grad
137.7 sq mi
ZIP Area
165
Density / Sq Mi
$61,664
Median Household Income
$37,206
Median Earnings
$887
Median Rent
$196,100
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?
Commercial land - C2-zoned site includes an existing building with office, warehouse, or mixed-use flexibility.
Where is this commercial land located?
The property is located at 3616 E Main St Russellville, AR.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: 12.5 acres of C2‑zoned commercial land; Existing 4,100+ sqft building; Two separate entrances directly from Hwy 64
