Mixed-Use Historic
For Sale
$710,000
400 Mount Olive Street, Siloam Springs, AR 72761
Historic main house offers chiropractic office space with ADA accessibility, plus separate upstairs living quarters and an active detached short-term rental.
Property Size3,718 SF
Price / SF$190.96
Days on Market91
Property Features for 400 Mount Olive Street
General Information
Standard status
Active
Size
3,718 SF
Property subtype
Commercial/Industrial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,057
Building Details
Year Built
1907
Stories
3
Listing Agency:
Century 21 Lyons & Associates
(479) 228-2398
Listed By:
Stephanie Truitt · License #EB00079735
(479) 228-2398
Source:
Exitrealty
Added: May 14
Changed: Aug 8
Last Checked: Aug 12 at 5:01AM
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 Century 21 Lyons & Associates
Investment Insights
Based on property information with market context.
This meticulously maintained historic property includes commercial space and residential living in one building, along with a detached cottage used as an active short-term rental. The main level operates as a chiropractic office and features ADA accessibility, three private offices, a half bath, and three-phase power. Updates include a new roof and new upstairs windows in the main house. Upstairs living quarters offer a kitchen, full bath, and bedroom, with an additional third-floor bedroom.
A detached cottage built in 2001 operates as an active short-term rental and is configured as two separate approx. 500 sq ft units, each with one bedroom, one bath, and a kitchen. Exterior amenities include custom decks, a garage/workshop, carport, street parking, landscaped yard, and raised garden beds. The property is located across from a park, library, and farmers market, and is minutes from downtown.
Overall, the configuration provides on-site professional space, private residential quarters, and two independent short-term rental units on the same property.
A detached cottage built in 2001 operates as an active short-term rental and is configured as two separate approx. 500 sq ft units, each with one bedroom, one bath, and a kitchen. Exterior amenities include custom decks, a garage/workshop, carport, street parking, landscaped yard, and raised garden beds. The property is located across from a park, library, and farmers market, and is minutes from downtown.
Overall, the configuration provides on-site professional space, private residential quarters, and two independent short-term rental units on the same property.
Key Highlights
- 1907 historic main house with commercial chiropractic office on the main level plus separate upstairs living quarters
- Main‑level office includes ADA accessibility, 3 private offices, and a half bath, with three‑phase power
- Upstairs living quarters feature a kitchen, full bath, and bedroom, plus an additional third‑floor bedroom
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
Turnkey business
Opportunity
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?
Live-work space - Historic main house offers chiropractic office space with ADA accessibility, plus separate upstairs living quarters and an active detached short-term rental.
Where is this live-work space 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: 1907 historic main house with commercial chiropractic office on the main level plus separate upstairs living quarters; Main‑level office includes ADA accessibility, 3 private offices, and a half bath, with three‑phase power; Upstairs living quarters feature a kitchen, full bath, and bedroom, plus an additional third‑floor bedroom
