Updated Spa & Wellness
New
For Sale
$199,900
417 N Main Street, Beebe, AR 72012
Commercial / Industrial, Country, Beebe, AR
Property Size968 SF
Lot Size0.48 Acres
Price / SF$206.51
Days on Market6
Property Features for 417 N Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
10
Interior features
Exclusions (see remarks)
Exterior features
Storage Building, Storm Cellar
Lot features
Level
Directions
East on W. Center St, Turn left on N Main St, property is 1/2 mile on left. No sign in yard at sellers request but look for Salon flags.
Subdivision
BEEBE
Standard status
Active
Size
968 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
S08-T05-R08
Tax Annual Amount
484
Legal Description
S08-T05-R08
Building Details
Year built
1950
Floors in Building
1
Flooring type
Vinyl
Roof type
Shingle
Architectural style
Other
Additional Structures
See Remarks, Storage
Listing Agency:
Vilonia Realty
(501) 796-8530
Listed By:
Jared Fowlkes
(501) 472-5311
Added: Aug 19
Changed: Aug 22
Last Checked: Aug 24 at 3:06PM
MLS# 26034372
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 968-square-foot spa and wellness property occupies a 0.48-acre corner lot in Beebe’s old downtown. The building is currently used as a salon and includes vinyl flooring, a shingle roof, outside storage, and an in-ground concrete storm shelter. Updates completed within the last 5 years include the roof, HVAC, kitchen, bathroom, water heater, and flooring.
Five asphalt parking spaces are positioned in front, with a side-street driveway providing additional parking access. The property is across from a 2-acre city park with green space and a gazebo, and the interstate and Walmart are reachable within a couple of minutes.
Five asphalt parking spaces are positioned in front, with a side-street driveway providing additional parking access. The property is across from a 2-acre city park with green space and a gazebo, and the interstate and Walmart are reachable within a couple of minutes.
Key Highlights
- 968 SF building on a 0.48‑acre corner lot
- Currently operating as a salon
- Roof, HVAC, kitchen, bathroom, water heater, and flooring updated within the last 5 years
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
$9,294
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
4.65%
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%
$185,880
$185.9K
Cap Rate 7%
$132,771
$132.8K
Cap Rate 9%
$103,267
$103.3K
Market Conditions
NOI Build-Up for 968 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
$13.9K $14.40/SF
− Vacancy
−$1.5K −$1.60/SF
EGI
$12.4K $12.80/SF
− OpEx
−$3.1K −$3.20/SF
NOI
$9.3K $9.60/SF
Area
White County, AR
Vacancy
11.10%
Lease Rate
$14.40 /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%
$185,880
Cap Rate 7%
$132,771
Cap Rate 9%
$103,267
Alternative Uses
Best Use
Office B
$132.8K
$116.2K – $154.9K
NOI $9,294 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$177.0K
$154.9K – $206.5K
NOI $12,392 @ 7.0% cap · market cap 6.20%
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
215
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72012, AR
13,407
Population
6,110
Households
2.2
Avg Household Size
36
Median Age
19%
College-Educated
89%
High-School Grad
96.2 sq mi
ZIP Area
139
Density / Sq Mi
$59,167
Median Household Income
$38,435
Median Earnings
$789
Median Rent
$169,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dunlap Chiropractic PLLC — 5425 AR-367, Beebe, AR 72012
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Corner-lot commercial space with parking, storage, and recent building updates.
Where is this spa & wellness property located?
The property is located at 417 N Main Street Beebe, AR.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 968 SF building on a 0.48‑acre corner lot; Currently operating as a salon; Roof, HVAC, kitchen, bathroom, water heater, and flooring updated within the last 5 years
