9-Unit Mixed-Use
For Sale
$495,000
495 Hwy 365, Mayflower, AR 72106
Fully occupied building with commercial space at street level and residential units on the upper floor.
Property Size6,850 SF
Price / SF$72.26
Days on Market43
Property Features for 495 Hwy 365
General Information
Standard status
Active
Size
6,850 SF
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Year Built
1985
Listing Agency:
IRealty Arkansas - Cabot
(501) 697-5522
Listed By:
Christopher Cribbs
Source:
Themoverealty
Added: Jul 18
Changed: Aug 28
Last Checked: Aug 25 at 5:42AM
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.
Built in 1985, this 5,340-square-foot mixed-use building contains nine occupied units arranged across two levels. The ground floor includes five commercial units, while four residential units are located above, creating a distinct combination of commercial and residential occupancy within one property. Recent improvements to the commercial areas include new flooring and drywall.
The property is located at 495 Highway 365 in Mayflower, Arkansas, with access from the highway corridor. All nine units are currently occupied. Private showings require 24 hours’ notice from the seller.
The property is located at 495 Highway 365 in Mayflower, Arkansas, with access from the highway corridor. All nine units are currently occupied. Private showings require 24 hours’ notice from the seller.
Key Highlights
- Nine occupied units: five commercial and four residential
- 5,340 SF mixed‑use building completed in 1985
- Five commercial units occupy the ground level
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
Mixed Use
$734.7K
$642.8K – $857.1K
NOI $51,426 @ 7.0% cap · market cap 10.39%
Second Best
Apartment 5plus
$588.3K
$514.7K – $686.3K
NOI $41,179 @ 7.0% cap · market cap 8.32%
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
Location Intelligence
Trade Area within ½ mile
6
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 Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied building with commercial space at street level and residential units on the upper floor.
Where is this mixed-use property located?
The property is located at 495 Hwy 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 occupied units: five commercial and four residential; 5,340 SF mixed‑use building completed in 1985; Five commercial units occupy the ground level
