Nine-Unit Mixed-Use
For Sale
$465,000
495 Highway 365, Mayflower, AR 72106
MULTI_FAMILY - Mayflower, AR
Property Size6,896 SF
Lot Size1.00 Acre
Price / SF$67.43
Days on Market150
Property Features for 495 Highway 365
General Information
Property type
Residential Multi Family
Property subtype
Apartment
Bedrooms
10
Bathrooms
9
Full bathrooms
9
Rooms
Bedroom 5, Bathroom 3, Bedroom 6, Bedroom 8, Bathroom 8, Bathroom 9, Bedroom 4, Bedroom 3, Bathroom 5, Bedroom 9, Bedroom 1, Bedroom 10, Bathroom 1, Bathroom 7, Bathroom 6, Bedroom 2, Bathroom 2, Bathroom 4, Bedroom 7
Interior features
Washer Connection, Washer-Stays, Dryer Connection-Gas, Dryer-Stays, Hot Water Heater-Gas, Hot Water Heater-Electric, Smoke Detector, Primary Bedroom with Bath
Exterior features
Dumpster
Appliances
Free-Standing Stove, Gas Range, Refrigerator-Stays, Exhaust Fan, Free-Standing Stove, Gas Range, Refrigerator-Stays, Exhaust Fan
Subdivision
Metes & Bounds
Lot features
Level, Not in Subdivision, Flood Insurance Required
High school
Mayflower
Directions
Take I-40 East to Mayflower, take the Mayflower exit, keep right to HWY 365. Building will be on the right hand side.
Standard status
Active
APN
760-01089-000
Size
6,896 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Description
17-04N-13W
Tax Annual Amount
2610
Legal Description
17-04N-13W
Utilities
Water front features
Creek
Building Details
Year built
1985
Floors in Building
2
Number of units
9
Flooring type
Carpet - Full, Vinyl
Roof type
Shingle
Listing Agency:
IRealty Arkansas - Cabot
(501) 286-6072
Listed By:
Christopher Cribbs
(501) 697-5522
Added: Mar 24
Changed: Aug 18
Last Checked: Aug 20 at 2:06PM
MLS# 26011307
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 6,896-square-foot mixed-use property contains nine units across two levels, with five commercial units on the ground floor and four residential units above. All units are currently occupied. Recent work in the commercial portion included new flooring and drywall across all five commercial units. The property also includes gas and electric water heating, washer and dryer connections, carpet and vinyl flooring, and a shingle roof.
Situated on 1 acre at 495 Highway 365 in Mayflower, Arkansas, the property includes a creek among its exterior features. A 24-hour notice is required for seller-approved access.
Situated on 1 acre at 495 Highway 365 in Mayflower, Arkansas, the property includes a creek among its exterior features. A 24-hour notice is required for seller-approved access.
Key Highlights
- 9 total units: 5 commercial units below and 4 residential units above
- 6,896 square feet on 1 acre at 495 Highway 365
- All 9 units are currently occupied
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
$41,455
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
8.92%
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%
$829,100
$829.1K
Cap Rate 7%
$592,214
$592.2K
Cap Rate 9%
$460,611
$460.6K
Market Conditions
NOI Build-Up for 6,896 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
$80.3K $11.64/SF
− Vacancy
−$4.9K −$0.71/SF
EGI
$75.4K $10.93/SF
− OpEx
−$33.9K −$4.92/SF
NOI
$41.5K $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%
$829,100
Cap Rate 7%
$592,214
Cap Rate 9%
$460,611
Alternative Uses
Best Use
Mixed Use
$739.6K
$647.2K – $862.9K
NOI $51,772 @ 7.0% cap · market cap 11.13%
Second Best
Apartment 5plus
$592.2K
$518.2K – $690.9K
NOI $41,455 @ 7.0% cap · market cap 8.92%
Theoretical Best
Office A
$1.57M
$1.38M – $1.84M
NOI $110,103 @ 7.0% cap · market cap 23.68%
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
Location Intelligence
Trade Area within ½ mile
8
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 - Ground-floor commercial space and upper-level residences create a fully occupied mixed-use configuration.
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 $465,000.
What are key features of this property?
This property features: 9 total units: 5 commercial units below and 4 residential units above; 6,896 square feet on 1 acre at 495 Highway 365; All 9 units are currently occupied
