Versatile Commercial Building in Hot
For Sale
Contact for pricing
450 Broadway St, Hot Springs, AR 71901
5280 SF heated/cooled building ideal for retail, office, or flex.
Property Size5,280 SF
Price / SF$113.45
Days on Market155
Property Features for 450 Broadway St
General Information
Standard status
Active
Size
5,280 SF
Property subtype
Retail, Office, Industrial, Mixed Use
Building Details
Year Built
1939
Stories
1
Listing Agency:
Trademark Real Estate, Inc
(501) 282-0543
Listed By:
George A. Dooley · License #AR
Source:
Crexi
Added: Mar 19
Changed: Aug 14
Last Checked: Aug 18 at 10:23PM
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 Trademark Real Estate, Inc
Investment Insights
Based on property information with market context.
This versatile 5280 square foot heated and cooled commercial building offers a spacious floor plan suitable for retail, showroom, office, fitness, warehouse-flex, or mixed-use operations. The space features a 14' 6" clear interior ceiling height, providing volume and adaptability for various business needs. The layout includes one full bath, one half bath, and two additional rear areas suitable for private offices, storage workrooms, or break areas, along with a small fenced-in back area. The open configuration allows for customization. The property is located in close proximity to historic downtown Hot Springs, Arkansas, offering visibility and accessibility. This property combines size, functionality, and location, making it an opportunity for operations seeking room to grow in a thriving area.
Key Highlights
- 5280 sq ft heated & cooled commercial building
- Versatile space suitable for retail, showroom, office, fitness, warehouse‑flex, or mixed‑use
- 14' 6" clear interior ceiling height
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
$25,502
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
4.26%
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%
$510,040
$510.0K
Cap Rate 7%
$364,314
$364.3K
Cap Rate 9%
$283,356
$283.4K
Market Conditions
NOI Build-Up for 5,280 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
$44.4K $8.40/SF
− Vacancy
−$3.5K −$0.67/SF
EGI
$40.8K $7.73/SF
− OpEx
−$15.3K −$2.90/SF
NOI
$25.5K $4.83/SF
Area
Garland County, AR
Vacancy
8.00%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
37.50%
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%
$510,040
Cap Rate 7%
$364,314
Cap Rate 9%
$283,356
Alternative Uses
Best Use
Mixed Use
$364.3K
$318.8K – $425.0K
NOI $25,502 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$965.6K
$844.9K – $1.13M
NOI $67,592 @ 7.0% cap · market cap 11.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,710
Businesses Nearby
Explore this area
Business Placement
Demographics for 71901, AR
29,363
Population
14,952
Households
2
Avg Household Size
43
Median Age
26%
College-Educated
88%
High-School Grad
101.9 sq mi
ZIP Area
288
Density / Sq Mi
$52,410
Median Household Income
$35,604
Median Earnings
$797
Median Rent
$173,400
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 5280 SF heated/cooled building ideal for retail, office, or flex.
Where is this mixed-use property located?
The property is located at 450 Broadway St Hot Springs, AR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 5280 sq ft heated & cooled commercial building; Versatile space suitable for retail, showroom, office, fitness, warehouse‑flex, or mixed‑use; 14' 6" clear interior ceiling height
