C-3 Storefront
New
For Sale
$435,000
501 N Highway 5, Benton, AR 72019
Commercial / Industrial, Benton, AR
Property Size2,251 SF
Lot Size0.41 Acres
Price / SF$193.25
Days on Market1
Property Features for 501 N Highway 5
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking
4
Directions
On Hwy 5 north across from Circle K and Lost Pizza
Subdivision
BENTON
Standard status
Active
Size
2,251 SF
Lot size
0.41 Acres
Taxes and HOA fees
Tax Description
PT 12 Longhills
Tax Annual Amount
2608
Legal Description
PT 12 Longhills
Building Details
Year built
1959
Floors in Building
1
Listing Agency:
McGraw Realtors - Benton
(501) 443-8300
Listed By:
James Pianalto
(501) 317-0864
Added: Sep 15
Last Checked: Sep 15 at 1:06PM
MLS# 26037561
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 storefront property occupies a 0.41-acre site and was built in 1959. The building includes a salon arrangement on the left side, while the broader layout can accommodate a different retail or office configuration. C-3 Commercial Retail zoning supports the property’s established commercial positioning.
The site is located at 501 N Highway 5 in Benton, across from Circle K and Hideaway Pizza. Its placement within a commercial corridor provides direct exposure to surrounding businesses and passing traffic. The existing salon setup offers a defined starting point for continued salon use or a reconfigured storefront or professional office concept.
The site is located at 501 N Highway 5 in Benton, across from Circle K and Hideaway Pizza. Its placement within a commercial corridor provides direct exposure to surrounding businesses and passing traffic. The existing salon setup offers a defined starting point for continued salon use or a reconfigured storefront or professional office concept.
Key Highlights
- C‑3 Commercial Retail zoning
- 0.41‑acre commercial site
- Built in 1959
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
$24,679
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
5.67%
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%
$493,580
$493.6K
Cap Rate 7%
$352,557
$352.6K
Cap Rate 9%
$274,211
$274.2K
Market Conditions
NOI Build-Up for 2,251 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
$37.5K $16.68/SF
− Vacancy
−$2.3K −$1.02/SF
EGI
$35.3K $15.66/SF
− OpEx
−$10.6K −$4.70/SF
NOI
$24.7K $10.96/SF
Area
Saline County, AR
Vacancy
6.10%
Lease Rate
$16.68 /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%
$493,580
Cap Rate 7%
$352,557
Cap Rate 9%
$274,211
Alternative Uses
Best Use
Retail
$352.6K
$308.5K – $411.3K
NOI $24,679 @ 7.0% cap · market cap 5.67%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.2K
$429.8K – $573.1K
NOI $34,386 @ 7.0% cap · market cap 7.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72019, AR
28,097
Population
11,926
Households
2.4
Avg Household Size
40
Median Age
33%
College-Educated
95%
High-School Grad
173.2 sq mi
ZIP Area
162
Density / Sq Mi
$86,025
Median Household Income
$49,005
Median Earnings
$985
Median Rent
$248,700
Median Home Value
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial storefront with an existing salon configuration and conversion potential for professional office use.
Where is this storefront property located?
The property is located at 501 N Highway 5 Benton, AR.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: C‑3 Commercial Retail zoning; 0.41‑acre commercial site; Built in 1959
