Office Building with Private
For Sale
$350,000
404 S Main, Jonesboro, AR 72401
Downtown office property with a lobby, breakroom, and multiple bathrooms.
Property Size2,300 SF
Price / SF$148.94
Days on Market18
Property Features for 404 S Main
General Information
Standard status
Active
Size
2,300 SF
Amenities
private offices
lobby
breakroom
bathrooms
Building Details
Year Built
1995
Buildings
1
Building Size
2,300 SF
Listing Agency:
Arnold Group Real Estate
Listed By:
Kent Arnold · License #00010620
(870) 930-7750
Source:
Pcsingtolittlerock
Added: Aug 18
Changed: Aug 30
Last Checked: Sep 1 at 9:06PM
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 Arnold Group Real Estate
Investment Insights
Based on property information with market context.
This office building provides a practical layout for an established or growing business, with four private offices, a lobby, a breakroom, and three bathrooms. Constructed in 1995, the property offers a dedicated professional setting in a compact commercial format.
The building is located at 404 S Main in downtown Jonesboro, Arkansas, placing the office along Main Street and within the city’s central business area. Its configuration combines private work areas with shared support spaces, giving occupants room for focused work, staff breaks, and visitor reception.
The building is located at 404 S Main in downtown Jonesboro, Arkansas, placing the office along Main Street and within the city’s central business area. Its configuration combines private work areas with shared support spaces, giving occupants room for focused work, staff breaks, and visitor reception.
Key Highlights
- Four private offices
- Lobby, breakroom, and three bathrooms
- Built in 1995
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
$21,962
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
6.27%
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%
$439,240
$439.2K
Cap Rate 7%
$313,743
$313.7K
Cap Rate 9%
$244,022
$244.0K
Market Conditions
NOI Build-Up for 2,350 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
$33.3K $14.16/SF
− Vacancy
−$4.0K −$1.70/SF
EGI
$29.3K $12.46/SF
− OpEx
−$7.3K −$3.12/SF
NOI
$22.0K $9.35/SF
Area
Craighead County, AR
Vacancy
12.00%
Lease Rate
$14.16 /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%
$439,240
Cap Rate 7%
$313,743
Cap Rate 9%
$244,022
Alternative Uses
Best Use
Office B
$313.7K
$274.5K – $366.0K
NOI $21,962 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$411.4K
$360.0K – $480.0K
NOI $28,800 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,025
Businesses Nearby
Explore this area
Business Placement
Demographics for 72401, AR
43,127
Population
19,328
Households
2.2
Avg Household Size
33
Median Age
23%
College-Educated
89%
High-School Grad
88.5 sq mi
ZIP Area
487
Density / Sq Mi
$43,412
Median Household Income
$32,970
Median Earnings
$897
Median Rent
$185,400
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?
Office building - Downtown office property with a lobby, breakroom, and multiple bathrooms.
Where is this office building located?
The property is located at 404 S Main Jonesboro, AR.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four private offices; Lobby, breakroom, and three bathrooms; Built in 1995
