Historic Mixed-Use
New
For Sale
Contact for pricing
500 Main Street, Van Buren, AR 72956
Corner retail space pairs with an updated rear apartment, courtyard, parking, and current residential tenancy.
Property Size3,167 SF
Price / SF$110.48
Days on Market7
Property Features for 500 Main Street
General Information
Standard status
Active
Size
3,167 SF
Property subtype
Retail, Office, Mixed Use
Additional Details
Corner Location
Yes
Amenities
gated courtyard
Building Details
Year Built
1900
Stories
2
Listing Agency:
Chuck Fawcett Realty Inc
(479) 285-3052
Listed By:
Chuck Fawcett · License #PB00012620
Source:
Crexi
Added: Aug 6
Changed: Aug 12
Last Checked: Aug 12 at 5:30AM
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 Chuck Fawcett Realty Inc
Investment Insights
Based on property information with market context.
Built in 1900, this mixed-use property combines a corner retail area at the front with an updated apartment positioned at the rear. Recent improvements include a new roof and electrical updates, while a large gated courtyard and rear parking add useful exterior amenities. The apartment is currently leased.
The property is located at 500 Main Street in Van Buren’s historic downtown entertainment district. Its arrangement supports both storefront and residential components within one building, with the retail area and apartment clearly separated within the existing layout.
The property is located at 500 Main Street in Van Buren’s historic downtown entertainment district. Its arrangement supports both storefront and residential components within one building, with the retail area and apartment clearly separated within the existing layout.
Key Highlights
- Corner retail area at the front of the building
- Updated apartment at the rear is currently leased
- New roof and electrical updates
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
$27,553
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
7.87%
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%
$551,060
$551.1K
Cap Rate 7%
$393,614
$393.6K
Cap Rate 9%
$306,144
$306.1K
Market Conditions
NOI Build-Up for 3,167 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
$47.5K $15.00/SF
− Vacancy
−$3.4K −$1.08/SF
EGI
$44.1K $13.92/SF
− OpEx
−$16.5K −$5.22/SF
NOI
$27.6K $8.70/SF
Area
Crawford County, AR
Vacancy
7.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$551,060
Cap Rate 7%
$393,614
Cap Rate 9%
$306,144
Alternative Uses
Best Use
Mixed Use
$393.6K
$344.4K – $459.2K
NOI $27,553 @ 7.0% cap · market cap 7.87%
Second Best
Retail
$390.5K
$341.7K – $455.5K
NOI $27,332 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$607.2K
$531.3K – $708.4K
NOI $42,504 @ 7.0% cap · market cap 12.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
566
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
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 - Corner retail space pairs with an updated rear apartment, courtyard, parking, and current residential tenancy.
Where is this mixed-use property located?
The property is located at 500 Main Street Van Buren, AR.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: Corner retail area at the front of the building; Updated apartment at the rear is currently leased; New roof and electrical updates
