Four-Unit Strip
For Sale
$399,000
4504 E Nettleton Avenue, Jonesboro, AR 72401
COMMERCIAL - Jonesboro, AR
Property Size3,200 SF
Lot Size0.31 Acres
Price / SF$124.69
Days on Market47
Property Features for 4504 E Nettleton Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From caraway, Travel E on Highland, Turn R on Nettleton. Property is located on the L
Subdivision
Jonesboro J
Standard status
Active
Size
3,200 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Description
DUNCANS SUB BLK 13 THORN ADD L
Legal Description
DUNCANS SUB BLK 13 THORN ADD L
Building Details
Year built
1990
Floors in Building
1
Listing Agency:
Dustin White Realty
(870) 594-4367
Listed By:
Dustin White · License #PB00080059
(870) 219-2858
Added: Jul 6
Changed: Aug 4
Last Checked: Aug 21 at 9:06PM
MLS# 26027187
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 four-unit strip center contains approximately 3,200 square feet on a 0.31-acre parcel. Constructed in 1990, the property offers a compact commercial configuration with parking and visibility from East Nettleton Avenue. The existing layout may accommodate retail, office, salon, service, or professional-oriented occupancy, subject to verification of zoning, leases, income, expenses, and permitted uses.
The property is located in Jonesboro, Arkansas, along East Nettleton Avenue, a connector serving surrounding neighborhoods, schools, commercial areas, and major routes. Its four-unit format provides a manageable footprint for an owner-user or investor evaluating a small commercial asset.
The property is located in Jonesboro, Arkansas, along East Nettleton Avenue, a connector serving surrounding neighborhoods, schools, commercial areas, and major routes. Its four-unit format provides a manageable footprint for an owner-user or investor evaluating a small commercial asset.
Key Highlights
- Four‑unit strip center
- Approximately 3,200 square feet on 0.31 acres
- Built in 1990
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
$27,260
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
6.83%
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%
$545,200
$545.2K
Cap Rate 7%
$389,429
$389.4K
Cap Rate 9%
$302,889
$302.9K
Market Conditions
NOI Build-Up for 3,200 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
$41.5K $12.96/SF
− Vacancy
−$2.5K −$0.79/SF
EGI
$38.9K $12.17/SF
− OpEx
−$11.7K −$3.65/SF
NOI
$27.3K $8.52/SF
Area
Craighead County, AR
Vacancy
6.10%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
30.00%
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%
$545,200
Cap Rate 7%
$389,429
Cap Rate 9%
$302,889
Alternative Uses
Best Use
Retail
$389.4K
$340.8K – $454.3K
NOI $27,260 @ 7.0% cap · market cap 6.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$560.2K
$490.2K – $653.6K
NOI $39,217 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
336
Businesses Nearby
14k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
9,655 visits/mo
0.2 miles
Citgo
Shops & Services
3,131 visits/mo
0.1 miles
Citgo
Shops & Services
1,426 visits/mo
0.0 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Strip mall - Commercial property along East Nettleton Avenue with parking and direct street exposure.
Where is this strip mall located?
The property is located at 4504 E Nettleton Avenue Jonesboro, AR.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Four‑unit strip center; Approximately 3,200 square feet on 0.31 acres; Built in 1990
