Historic Bed &
New
For Sale
$899,000
411 Front Avenue, Chester, AR 72934
CommercialSale, Chester, AR
Property Size9,600 SF
Lot Size0.31 Acres
Price / SF$93.65
Days on Market1
Property Features for 411 Front Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Interior features
WiredForSound
Appliances
ElectricWaterHeater
Lot features
City Lot
Directions
Downtown Chester, From 1-49 0.6 mile on right
Standard status
Active
APN
720-00004-001-C
Size
9,600 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Description
See Extended Legal Attachment
Tax Annual Amount
1908
Legal Description
See Extended Legal Attachment
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Central
Cooling system
Zoned, Electric, Central Air
Water source
Public
Amenities
commercial kitchen
dining hall
wood-burning stove
stage and seating
patio
gardens
covered bridge
parking
RV hookups
ceremony lawn
Building Details
Year built
1887
Floors in Building
2
Number of units
11
Flooring type
Wood, Tile
Building materials
Brick
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Michelle Pendergraft · License #SA00083314
(479) 459-7158
Added: Aug 28
Last Checked: Aug 28 at 3:06PM
MLS# 1360415
Copyright © 2026 ArkansasONE MLS. 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.
Built in 1887, this 9,600-square-foot brick property operates as a bed and breakfast and can also accommodate full-property venue rentals. The National Register property retains 40+ original sash windows and original merchandise shelving, while updated systems include a new roof, insulated walls, modern electrical service, HVAC with mini-splits, and central electric heating and cooling. The guest layout includes eleven individually themed rooms, including two suites, along with seven showers and nine toilets.
Interior amenities include a mercantile and apothecary with stage and seating, a commercial kitchen, dining hall, and wood-burning stove. Exterior improvements include a patio, gardens, parking, RV hookups, and a stream crossed by a covered bridge. A quarter-acre area is designated for a potential ceremony lawn. Public water serves the property, with septic sewer service and on-street parking.
Interior amenities include a mercantile and apothecary with stage and seating, a commercial kitchen, dining hall, and wood-burning stove. Exterior improvements include a patio, gardens, parking, RV hookups, and a stream crossed by a covered bridge. A quarter-acre area is designated for a potential ceremony lawn. Public water serves the property, with septic sewer service and on-street parking.
Key Highlights
- 9,600 SF brick property built in 1887
- Listed on the National Register since 1974
- Eleven guest rooms, including two suites; seven showers and nine toilets
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
$60,192
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
6.70%
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%
$1,203,840
$1.2M
Cap Rate 7%
$859,886
$859.9K
Cap Rate 9%
$668,800
$668.8K
Market Conditions
NOI Build-Up for 9,600 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
$144.0K $15.00/SF
− Vacancy
−$17.3K −$1.80/SF
EGI
$126.7K $13.20/SF
− OpEx
−$66.5K −$6.93/SF
NOI
$60.2K $6.27/SF
Area
Crawford County, AR
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,203,840
Cap Rate 7%
$859,886
Cap Rate 9%
$668,800
Alternative Uses
Best Use
Retail
$1.18M
$1.04M – $1.38M
NOI $82,850 @ 7.0% cap · market cap 9.22%
Second Best
Hotel Hospitality
$859.9K
$752.4K – $1.00M
NOI $60,192 @ 7.0% cap · market cap 6.70%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,840 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72934, AR
942
Population
379
Households
2.5
Avg Household Size
40
Median Age
18%
College-Educated
57%
High-School Grad
71.0 sq mi
ZIP Area
13
Density / Sq Mi
$71,009
Median Earnings
$636
Median Rent
Market
Vacancy Rate% for Retail 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?
Bed & breakfast - National Register property with guest rooms, event space, gardens, and a covered bridge.
Where is this bed & breakfast located?
The property is located at 411 Front Avenue Chester, AR.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 9,600 SF brick property built in 1887; Listed on the National Register since 1974; Eleven guest rooms, including two suites; seven showers and nine toilets
