Heated and Cooled Flex
For Sale
$269,500
403 Vine St, Van Buren, AR 72956
Metal commercial building with rear loading access, glass entry, and dedicated storage areas.
Property Size3,200 SF
Price / SF$84.22
Days on Market45
Property Features for 403 Vine St
General Information
Standard status
Active
Size
3,200 SF
Additional Details
Highway Access
Yes
Building Details
Year Built
2002
Buildings
1
Building Size
3,200 SF
Construction
metal
Listing Agency:
Sagely & Edwards Realtors
(479) 719-5037
Listed By:
Jeff Beauchamp · License #SA00088441
Source:
Thebesthomeprice
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 31 at 6:24PM
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 Sagely & Edwards Realtors
Investment Insights
Based on property information with market context.
This 3,200-square-foot flex space is a fully metal commercial building with heating and cooling throughout. The layout includes two bathrooms, two washer and dryer hookups, an enclosed storage area, and additional storage upstairs. A glass-front entrance and concrete approach serve the front of the building, while a rear overhead door supports loading access. The structure features 16-foot sidewalls and a 12-foot-wide by 10-foot-tall overhead door.
Located at 403 Vine Street in Van Buren, the property offers visibility from Hwy 59 with access to downtown, I-540, and the Arkansas River Port. I-540 also connects the site toward Fort Smith and I-40.
Located at 403 Vine Street in Van Buren, the property offers visibility from Hwy 59 with access to downtown, I-540, and the Arkansas River Port. I-540 also connects the site toward Fort Smith and I-40.
Key Highlights
- 3,200 SF heated and cooled flex building
- 16‑foot sidewalls with a 12‑foot‑wide by 10‑foot‑tall overhead door
- Two bathrooms and two washer and dryer hookups
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
$19,901
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
7.38%
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%
$398,020
$398.0K
Cap Rate 7%
$284,300
$284.3K
Cap Rate 9%
$221,122
$221.1K
Market Conditions
NOI Build-Up for 3,200 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
$32.6K $10.20/SF
− Vacancy
−$2.0K −$0.63/SF
EGI
$30.6K $9.57/SF
− OpEx
−$10.7K −$3.35/SF
NOI
$19.9K $6.22/SF
Area
Crawford County, AR
Vacancy
6.20%
Lease Rate
$10.20 /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%
$398,020
Cap Rate 7%
$284,300
Cap Rate 9%
$221,122
Alternative Uses
Best Use
Flex RnD
$284.3K
$248.8K – $331.7K
NOI $19,901 @ 7.0% cap · market cap 7.38%
Second Best
Industrial
$267.3K
$233.9K – $311.8K
NOI $18,708 @ 7.0% cap · market cap 6.94%
Theoretical Best
Office A
$613.5K
$536.8K – $715.8K
NOI $42,947 @ 7.0% cap · market cap 15.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
587
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
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?
Flex space - Metal commercial building with rear loading access, glass entry, and dedicated storage areas.
Where is this flex space located?
The property is located at 403 Vine St Van Buren, AR.
What is the asking price?
The asking price for this property is $269,500.
What are key features of this property?
This property features: 3,200 SF heated and cooled flex building; 16‑foot sidewalls with a 12‑foot‑wide by 10‑foot‑tall overhead door; Two bathrooms and two washer and dryer hookups
