Retail Building with Corner Retail
For Sale
$349,900
500 Main ST, Van Buren, AR 72956
COMMERCIAL - Van Buren, AR
Property Size3,167 SF
Lot Size0.14 Acres
Price / SF$110.48
Days on Market147
Property Features for 500 Main ST
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
corner of Main st and 5 th
Standard status
Active
APN
700-00231-000-C
Size
3,167 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Description
van buren original
Tax Annual Amount
772
Legal Description
van buren original
Utilities
Cooling system
Central Air
Amenities
gated courtyard
Building Details
Year built
1900
Listing Agency:
Chuck Fawcett Realty FSM
(479) 484-5588
Listed By:
Michael Taber · License #AB00072685
(479) 208-0364
Added: Mar 27
Changed: Aug 4
Last Checked: Aug 20 at 5:06AM
MLS# 1088042
Copyright © 2026 Western River Valley Board of REALTORS®. 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 retail building offers an open and spacious corner retail area at the front and a very nicely updated apartment in the back. The property includes a large gated courtyard and parking in the back, with central air for interior comfort. Recent improvements include a new roof and electrical updates.
Set on a 0.14-acre lot at 500 Main ST in Van Buren, the building was constructed in 1900 and is located in the entertainment district of downtown Van Buren.
Set on a 0.14-acre lot at 500 Main ST in Van Buren, the building was constructed in 1900 and is located in the entertainment district of downtown Van Buren.
Key Highlights
- Open corner retail area in front
- Updated apartment in back
- Large gated courtyard and parking in back
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
$27,332
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
7.81%
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%
$546,640
$546.6K
Cap Rate 7%
$390,457
$390.5K
Cap Rate 9%
$303,689
$303.7K
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
$41.8K $13.20/SF
− Vacancy
−$2.8K −$0.87/SF
EGI
$39.0K $12.33/SF
− OpEx
−$11.7K −$3.70/SF
NOI
$27.3K $8.63/SF
Area
Crawford County, AR
Vacancy
6.60%
Lease Rate
$13.20 /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%
$546,640
Cap Rate 7%
$390,457
Cap Rate 9%
$303,689
Alternative Uses
Best Use
Retail
$390.5K
$341.7K – $455.5K
NOI $27,332 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
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
553
Businesses Nearby
15k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 100%
SONIC Drive In
Dining
15,097 visits/mo
0.1 miles
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?
Retail space - Corner retail space in front with an updated apartment in back, plus a gated courtyard and parking in back.
Where is this retail space located?
The property is located at 500 Main ST 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: Open corner retail area in front; Updated apartment in back; Large gated courtyard and parking in back
