Commercial Land with Existing
For Sale
$4,100,000
46 Bradley Cove Road, Russellville, AR 72802
C-2 and C-5 zoning, existing buildings, and utilities on site support varied commercial uses.
Property Size19,530 SF
Days on Market302
Property Features for 46 Bradley Cove Road
General Information
Standard status
Active
Size
19,530 SF
Total Parking Spaces
300
Property subtype
Commercial
Building Details
Building Size
19,530 SF
Year Built
1990
Stories
1
Listing Agency:
Patriot Company
(479) 970-5645
Listed By:
Robert Weibler · License #PB00064609
(479) 970-5645
Source:
Jcthornton
Added: Oct 24, 2025
Changed: Aug 21
Last Checked: Aug 21 at 1:49AM
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 Patriot Company
Investment Insights
Based on property information with market context.
This approximately 10.8-acre commercial land property includes multiple existing buildings, providing an established physical presence for a range of business uses. C-2 and C-5 zoning is in place, with utilities already serving the site and room for additional structures or expansion.
The property fronts Bradley Cove Road and is situated minutes from I-40 and downtown Russellville. Its location provides access to the surrounding business corridor and major highways, while the existing improvements and available land support industrial, retail, service, or mixed-use applications as permitted by the applicable zoning.
The property fronts Bradley Cove Road and is situated minutes from I-40 and downtown Russellville. Its location provides access to the surrounding business corridor and major highways, while the existing improvements and available land support industrial, retail, service, or mixed-use applications as permitted by the applicable zoning.
Key Highlights
- Approximately 10.8 acres of commercial land
- Multiple existing buildings included
- C‑2 and C‑5 zoning
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
$176,208
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
4.30%
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%
$3,524,160
$3.5M
Cap Rate 7%
$2,517,257
$2.5M
Cap Rate 9%
$1,957,867
$2.0M
Market Conditions
NOI Build-Up for 19,530 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
$269.5K $13.80/SF
− Vacancy
−$17.8K −$0.91/SF
EGI
$251.7K $12.89/SF
− OpEx
−$75.5K −$3.87/SF
NOI
$176.2K $9.02/SF
Area
Pope County, AR
Vacancy
6.60%
Lease Rate
$13.80 /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%
$3,524,160
Cap Rate 7%
$2,517,257
Cap Rate 9%
$1,957,867
Alternative Uses
Best Use
Retail
$2.52M
$2.20M – $2.94M
NOI $176,208 @ 7.0% cap · market cap 4.30%
Second Best
Mixed Use
$1.94M
$1.70M – $2.27M
NOI $135,929 @ 7.0% cap · market cap 3.32%
Theoretical Best
Office A
$3.12M
$2.73M – $3.64M
NOI $218,424 @ 7.0% cap · market cap 5.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Explore this area
Business Placement
Demographics for 72802, AR
22,752
Population
9,687
Households
2.3
Avg Household Size
39
Median Age
32%
College-Educated
90%
High-School Grad
137.7 sq mi
ZIP Area
165
Density / Sq Mi
$61,664
Median Household Income
$37,206
Median Earnings
$887
Median Rent
$196,100
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - C-2 and C-5 zoning, existing buildings, and utilities on site support varied commercial uses.
Where is this commercial land located?
The property is located at 46 Bradley Cove Road Russellville, AR.
What is the asking price?
The asking price for this property is $4,100,000.
What are key features of this property?
This property features: Approximately 10.8 acres of commercial land; Multiple existing buildings included; C‑2 and C‑5 zoning
