C2-Zoned Commercial
For Sale
$1,000,000
3616 E Main Street, Russellville, AR 72802
CommercialSale, Russellville, AR
Property Size4,168 SF
Lot Size12.50 Acres
Price / SF$239.92
Days on Market188
Property Features for 3616 E Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Industrial Park, Wooded
Directions
Travel East on Main Street/E Hwy 64, property on right just past Tyler Road.
Standard status
Active
APN
858-30042-000C
Size
4,168 SF
Lot size
12.50 Acres
Taxes and HOA fees
Tax Description
PT W1/2 NW CITY OF RUSSELLVILLE
Tax Annual Amount
2561
Legal Description
PT W1/2 NW CITY OF RUSSELLVILLE
Building Details
Year built
1972
Listing Agency:
Arkansas Real Estate Collective
(479) 280-1999
Listed By:
Ashton Smith · License #EB00069585
(479) 970-0754
Added: Apr 1
Changed: Sep 7
Last Checked: Oct 5 at 12:06AM
MLS# 1341268
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 12.5-acre commercial land tract in Russellville, Arkansas, is zoned C2 and includes an existing 4,168-square-foot building constructed in 1972. The structure provides enclosed space within a larger commercial site and may support office, warehouse, or mixed-use functions, subject to applicable approvals.
Access is provided by two separate entrances from Hwy 64, creating direct highway connectivity and the ability to divide access across the property. The site is positioned along a heavily traveled highway and includes frontage along the roadway. Its combination of acreage, existing improvements, commercial zoning, and direct access offers a range of configurations for future use or redevelopment.
Access is provided by two separate entrances from Hwy 64, creating direct highway connectivity and the ability to divide access across the property. The site is positioned along a heavily traveled highway and includes frontage along the roadway. Its combination of acreage, existing improvements, commercial zoning, and direct access offers a range of configurations for future use or redevelopment.
Key Highlights
- 12.5 acres of commercial land
- C2 zoning
- Existing 4,168‑square‑foot building constructed in 1972
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
$35,451
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
3.55%
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%
$709,020
$709.0K
Cap Rate 7%
$506,443
$506.4K
Cap Rate 9%
$393,900
$393.9K
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
$58.5K $14.04/SF
− Vacancy
−$4.0K −$0.95/SF
EGI
$54.5K $13.09/SF
− OpEx
−$19.1K −$4.58/SF
NOI
$35.5K $8.51/SF
Area
Pope County, AR
Vacancy
6.80%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
35.00%
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%
$709,020
Cap Rate 7%
$506,443
Cap Rate 9%
$393,900
Alternative Uses
Best Use
Flex RnD
$506.4K
$443.1K – $590.9K
NOI $35,451 @ 7.0% cap · market cap 3.55%
Second Best
Industrial
$231.1K
$202.2K – $269.6K
NOI $16,175 @ 7.0% cap · market cap 1.62%
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
108
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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?
Commercial land - C2-zoned commercial land includes an existing building and two direct highway entrances.
Where is this commercial land located?
The property is located at 3616 E Main Street 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 commercial land; C2 zoning; Existing 4,168‑square‑foot building constructed in 1972
