Mixed-Use Building with Ground
For Sale
$495,000
495 Highway 365, Mayflower, AR 72106
Nine-unit mixed-use property with five ground-level commercial spaces and four residential units, all currently occupied.
Property Size6,850 SF
Price / SF$72.26
Days on Market141
Property Features for 495 Highway 365
General Information
Standard status
Active
Size
6,850 SF
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
4
Building Details
Tenancy
Multi
Listing Agency:
IRealty Arkansas - Cabot
(501) 697-5522
Listed By:
Christopher Cribbs
(501) 697-5522
Source:
Exprealty
Added: Mar 25
Changed: Jul 10
Last Checked: Aug 11 at 10:12AM
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 IRealty Arkansas - Cabot
Investment Insights
Based on property information with market context.
This mixed-use building contains nine total units, including five commercial units on the ground level and four residential units above. All nine units are occupied. The seller reports recent updates to the five commercial units, including new floors and drywall, supporting a maintained, usable layout for retail or service tenants.
The property is located at 495 Highway 365 in Mayflower, Arkansas, in an area described as growing with easy access to major roadways. The ground-floor commercial configuration provides direct street-level accommodation for day-to-day customer traffic, while the residential units above offer a separate living component within the same asset.
For buyers or operators seeking a mixed-use setup, this ownership structure can appeal to those looking to manage multiple income streams in one property. With all units currently occupied and interior improvements completed in the commercial portion, the building presents a straightforward, income-producing mix of retail and residential space.
The property is located at 495 Highway 365 in Mayflower, Arkansas, in an area described as growing with easy access to major roadways. The ground-floor commercial configuration provides direct street-level accommodation for day-to-day customer traffic, while the residential units above offer a separate living component within the same asset.
For buyers or operators seeking a mixed-use setup, this ownership structure can appeal to those looking to manage multiple income streams in one property. With all units currently occupied and interior improvements completed in the commercial portion, the building presents a straightforward, income-producing mix of retail and residential space.
Key Highlights
- Nine‑unit mixed‑use property: 5 ground‑level commercial units and 4 residential units
- All 9 units are currently occupied
- Commercial units have recent updates including new floors and drywall
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
$41,179
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
8.32%
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%
$823,580
$823.6K
Cap Rate 7%
$588,271
$588.3K
Cap Rate 9%
$457,544
$457.5K
Market Conditions
NOI Build-Up for 6,850 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
$79.7K $11.64/SF
− Vacancy
−$4.9K −$0.71/SF
EGI
$74.9K $10.93/SF
− OpEx
−$33.7K −$4.92/SF
NOI
$41.2K $6.01/SF
Area
Faulkner County, AR
Vacancy
6.10%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$823,580
Cap Rate 7%
$588,271
Cap Rate 9%
$457,544
Alternative Uses
Best Use
Retail
$964.8K
$844.2K – $1.13M
NOI $67,538 @ 7.0% cap · market cap 13.64%
Second Best
Mixed Use
$734.7K
$642.8K – $857.1K
NOI $51,426 @ 7.0% cap · market cap 10.39%
Theoretical Best
Office A
$1.56M
$1.37M – $1.82M
NOI $109,369 @ 7.0% cap · market cap 22.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 72106, AR
5,206
Population
2,602
Households
2
Avg Household Size
44
Median Age
25%
College-Educated
86%
High-School Grad
52.4 sq mi
ZIP Area
99
Density / Sq Mi
$59,375
Median Household Income
$38,630
Median Earnings
$855
Median Rent
$173,200
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?
Mixed-use property - Nine-unit mixed-use property with five ground-level commercial spaces and four residential units, all currently occupied.
Where is this mixed-use property located?
The property is located at 495 Highway 365 Mayflower, AR.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Nine‑unit mixed‑use property: 5 ground‑level commercial units and 4 residential units; All 9 units are currently occupied; Commercial units have recent updates including new floors and drywall
