Mixed-Use Property With
For Sale
$710,000
400 Mount Olive Street, Siloam Springs, AR 72761
COMMERCIAL - Siloam Springs, AR
Property Size3,718 SF
Lot Size0.27 Acres
Price / SF$190.96
Days on Market189
Property Features for 400 Mount Olive Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Residential Office
Parking
7
Exterior features
Storage
Appliances
GasWaterHeater
Lot features
City Lot
Directions
Hwy 412 W to S Mt Olive St. Property will be on the left at the corner of W Twin Springs and Mt Olive St.
Standard status
Active
APN
03-01394-000
Size
3,718 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Description
PLAT 12/23/1916 A-105
Tax Annual Amount
3057
Legal Description
PLAT 12/23/1916 A-105
Utilities
Sewer type
Public Sewer
Heating system
Ductless (Heating), Central
Cooling system
Ductless, Central Air
Water source
Public
Amenities
ADA accessibility
three-phase power
Building Details
Year built
1907
Floors in Building
3
Flooring type
Carpet, Tile, Wood, Vinyl
Building materials
VinylSiding, WoodSiding
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
Century 21 Lyons & Associates · Century 21 Real Estate
(479) 524-2100
Listed By:
Stephanie Truitt · License #EB00079735
(479) 228-2398
Added: Feb 15
Changed: Aug 19
Last Checked: Aug 23 at 4:06PM
MLS# 1345479
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.
The 1907 main house contains 3,718 square feet with a ground-floor chiropractic office configuration that includes ADA accessibility, three private offices, a half bath, and three-phase power. The upper levels provide a kitchen, full bath, one bedroom, and a second bedroom on the third floor. A new roof and new upstairs windows are also noted. The detached cottage, built in 2001, contains two separate approximately 500-square-foot units, each with one bedroom, one bath, and a kitchen. Additional improvements include custom decks, a garage/workshop, carport, landscaped yard, raised garden beds, and street parking.
The property occupies 0.27 acres at 400 Mount Olive Street in Siloam Springs, Arkansas. It is across from a park, library, and farmers market and is minutes from downtown. Public water and public sewer serve the property, with central and ductless heating and cooling systems.
The property occupies 0.27 acres at 400 Mount Olive Street in Siloam Springs, Arkansas. It is across from a park, library, and farmers market and is minutes from downtown. Public water and public sewer serve the property, with central and ductless heating and cooling systems.
Key Highlights
- 3,718‑square‑foot main house built in 1907
- Ground‑floor office includes ADA accessibility, 3 private offices, half bath, and three‑phase power
- Detached cottage built in 2001 contains two separate approx. 500 sq ft units
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
$57,695
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
8.13%
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%
$1,153,900
$1.2M
Cap Rate 7%
$824,214
$824.2K
Cap Rate 9%
$641,056
$641.1K
Market Conditions
NOI Build-Up for 3,718 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
$82.5K $22.20/SF
− Vacancy
−$5.6K −$1.51/SF
EGI
$76.9K $20.69/SF
− OpEx
−$19.2K −$5.17/SF
NOI
$57.7K $15.52/SF
Area
Benton County, AR
Vacancy
6.80%
Lease Rate
$22.20 /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%
$1,153,900
Cap Rate 7%
$824,214
Cap Rate 9%
$641,056
Alternative Uses
Best Use
Office B
$824.2K
$721.2K – $961.6K
NOI $57,695 @ 7.0% cap · market cap 8.13%
Second Best
Healthcare Medical
$642.9K
$562.6K – $750.1K
NOI $45,005 @ 7.0% cap · market cap 6.34%
Theoretical Best
Office A
$1.02M
$894.0K – $1.19M
NOI $71,521 @ 7.0% cap · market cap 10.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
834
Businesses Nearby
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
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?
Mixed-use property - 1907 building combines a ground-floor professional office with upstairs living quarters and a detached two-unit cottage.
Where is this mixed-use property located?
The property is located at 400 Mount Olive Street Siloam Springs, AR.
What is the asking price?
The asking price for this property is $710,000.
What are key features of this property?
This property features: 3,718‑square‑foot main house built in 1907; Ground‑floor office includes ADA accessibility, 3 private offices, half bath, and three‑phase power; Detached cottage built in 2001 contains two separate approx. 500 sq ft units
