Multi-Tenant Office
For Sale
$850,000
4055 Seraph Dr, Conway, AR 72034
Fully occupied multi-tenant office building with surface parking and frontage on two major roads.
Property Size5,076 SF
Lot Size0.53 Acres
Price / SF$167.45
Days on Market70
Property Features for 4055 Seraph Dr
General Information
Standard status
Active
Size
5,076 SF
Total Parking Spaces
24
Lot size
0.53 Acres
Occupancy
100%
Site & Location
Traffic Count
28,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$7,338
Building Details
Year Built
2004
Tenancy
Multi
Listing Agency:
Moses Tucker Partners
(501) 358-8280
Listed By:
Clint Bailey · License #SA00073895
(501) 358-8280
Source:
Exprealty
Added: Jun 16
Changed: Aug 23
Last Checked: Aug 23 at 6:40AM
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 Moses Tucker Partners
Investment Insights
Based on property information with market context.
This multi-tenant office building was built in 2004 and totals approximately 4,900 SF, situated on about 0.53 acres. The property is 100% occupied and designed to support multiple office tenants. Parking is available in a 24-space surface lot, providing straightforward access for employees and visitors.
The building benefits from prominent frontage on College Avenue and Hogan Lane, with approximately 187 feet on College Avenue and 124 feet on Hogan Lane. It is positioned at a signalized intersection and is supported by reported traffic counts of roughly 13,000 VPD on College Avenue and 15,000 VPD on Hogan Lane, supporting strong visibility for businesses seeking convenient drive-by access. The listing also notes monument signage opportunities.
As a for-sale asset, this office property may appeal to tenants or buyers seeking a stabilized, income-producing office setup with established parking and direct access to two high-traffic corridors in Conway, Arkansas. Its suburban office, medical, and residential positioning can be suitable for professional services that benefit from easy regional access and day-to-day visibility to motorists.
The building benefits from prominent frontage on College Avenue and Hogan Lane, with approximately 187 feet on College Avenue and 124 feet on Hogan Lane. It is positioned at a signalized intersection and is supported by reported traffic counts of roughly 13,000 VPD on College Avenue and 15,000 VPD on Hogan Lane, supporting strong visibility for businesses seeking convenient drive-by access. The listing also notes monument signage opportunities.
As a for-sale asset, this office property may appeal to tenants or buyers seeking a stabilized, income-producing office setup with established parking and direct access to two high-traffic corridors in Conway, Arkansas. Its suburban office, medical, and residential positioning can be suitable for professional services that benefit from easy regional access and day-to-day visibility to motorists.
Key Highlights
- Fully occupied 2004 multi‑tenant office building in Conway, AR.
- ±4,900 SF building on ±10.53 acres with 24 surface parking spaces.
- Frontage on College Ave (187 ft) and Hogan Ln (124 ft) at a signalized intersection.
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
$63,658
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
7.49%
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%
$1,273,160
$1.3M
Cap Rate 7%
$909,400
$909.4K
Cap Rate 9%
$707,311
$707.3K
Market Conditions
NOI Build-Up for 5,076 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
$94.4K $18.60/SF
− Vacancy
−$9.5K −$1.88/SF
EGI
$84.9K $16.72/SF
− OpEx
−$21.2K −$4.18/SF
NOI
$63.7K $12.54/SF
Area
Faulkner County, AR
Vacancy
10.10%
Lease Rate
$18.60 /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%
$1,273,160
Cap Rate 7%
$909,400
Cap Rate 9%
$707,311
Alternative Uses
Best Use
Office B
$909.4K
$795.7K – $1.06M
NOI $63,658 @ 7.0% cap · market cap 7.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $81,045 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28,000 VPD
Traffic count
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
270
Businesses Nearby
Explore this area
Business Placement
Demographics for 72034, AR
47,873
Population
22,523
Households
2.1
Avg Household Size
33
Median Age
44%
College-Educated
94%
High-School Grad
47.9 sq mi
ZIP Area
999
Density / Sq Mi
$61,675
Median Household Income
$40,511
Median Earnings
$993
Median Rent
$250,000
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 - Fully occupied multi-tenant office building with surface parking and frontage on two major roads.
Where is this office building located?
The property is located at 4055 Seraph Dr Conway, AR.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Fully occupied 2004 multi‑tenant office building in Conway, AR.; ±4,900 SF building on ±10.53 acres with 24 surface parking spaces.; Frontage on College Ave (187 ft) and Hogan Ln (124 ft) at a signalized intersection.
