Heated and Cooled Flex
For Sale
$269,500
403 Vine ST, Van Buren, AR 72956
Commercial, Van Buren, AR
Property Size3,200 SF
Lot Size0.17 Acres
Price / SF$84.22
Days on Market49
Property Features for 403 Vine ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
THREE BLOCKS FROM VAN BUREN BRIDGE, BROADWAY, TURN ON HWY 59, EAST, THEN TURN ON VINE STREET ACROSS FROM CURRENT CHURCH. 403 VINE
Standard status
Active
APN
700-00676-000
Size
3,200 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
Block 64
Tax Annual Amount
1271
Legal Description
Block 64
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Building Details
Year built
2002
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Sagely & Edwards Realtors
(479) 782-8911
Listed By:
Jeff Beauchamp
(479) 782-8911
Added: Jul 9
Changed: Aug 19
Last Checked: Aug 26 at 8:06AM
MLS# 1090362
Copyright © 2026 Western River Valley Board of REALTORS®. 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 3,200-square-foot flex space is an all-metal commercial building constructed in 2002, with complete heating and cooling, concrete flooring, and a metal roof. The interior includes 16-foot sidewalls, two bathrooms, two washer and dryer hookups, and an enclosed storage room with additional upstairs storage. A glass-front entrance provides access from the concrete approach, while a rear overhead door measures 12 feet wide by 10 feet tall.
The property is located on Vine Street in Van Buren, with frontage visibility to Hwy 59 and access to downtown, I-540, and the Arkansas River Port. Fort Smith and I-40 are accessible via I-540. The parcel contains 0.17 acres and carries Commercial zoning.
The property is located on Vine Street in Van Buren, with frontage visibility to Hwy 59 and access to downtown, I-540, and the Arkansas River Port. Fort Smith and I-40 are accessible via I-540. The parcel contains 0.17 acres and carries Commercial zoning.
Key Highlights
- 3,200‑square‑foot heated and cooled commercial building
- 16‑foot sidewalls with all‑metal construction and a metal roof
- Rear overhead door is 12 feet wide and 10 feet tall
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
16 ft
Clear height
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 - Commercial building with an overhead door, enclosed storage, and a concrete approach.
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‑square‑foot heated and cooled commercial building; 16‑foot sidewalls with all‑metal construction and a metal roof; Rear overhead door is 12 feet wide and 10 feet tall
