Flex Space with Loading
For Sale
$890,000
502 E 4th St, Russellville, AR 72801
Adaptable commercial building with front offices, showroom space, industrial power, and multiple loading entrances.
Property Size18,500 SF
Price / SF$48.11
Days on Market17
Property Features for 502 E 4th St
General Information
Standard status
Active
Size
18,500 SF
Warehouse & Industrial
Drive-In Doors
3
Voltage
480 V
Three-Phase Power
Yes
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1975
Buildings
1
Listing Agency:
A Better Way Realty
(479) 886-4428
Listed By:
Clinton Papasan
Source:
Themoverealty
Added: Aug 15
Changed: Aug 29
Last Checked: Aug 30 at 8:27PM
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 A Better Way Realty
Investment Insights
Based on property information with market context.
This 18,500-square-foot flex property, built in 1975, combines front-facing office and showroom areas with industrial workspace. The building includes an upstairs apartment with a bedroom, bathroom, shower, kitchen, and closet, along with higher ceilings that may accommodate a second floor. Three floor-level bathrooms serve the property.
Operational features include 480 three-phase electricity, air drops, a loading dock, and three high roller doors for equipment and material access. The property also includes two half lots behind the building. Located at 502 E 4th St in Russellville, Arkansas, the building was formerly used as a printing facility and has insulated construction.
Operational features include 480 three-phase electricity, air drops, a loading dock, and three high roller doors for equipment and material access. The property also includes two half lots behind the building. Located at 502 E 4th St in Russellville, Arkansas, the building was formerly used as a printing facility and has insulated construction.
Key Highlights
- 18,500 SF flex property built in 1975
- 480 three‑phase electricity with air drops
- Loading dock and 3 high roller doors
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
$71,795
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
8.07%
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%
$1,435,900
$1.4M
Cap Rate 7%
$1,025,643
$1.0M
Cap Rate 9%
$797,722
$797.7K
Market Conditions
NOI Build-Up for 18,500 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
$111.0K $6.00/SF
− Vacancy
−$8.4K −$0.46/SF
EGI
$102.6K $5.54/SF
− OpEx
−$30.8K −$1.66/SF
NOI
$71.8K $3.88/SF
Area
Pope County, AR
Vacancy
7.60%
Lease Rate
$6.00 /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%
$1,435,900
Cap Rate 7%
$1,025,643
Cap Rate 9%
$797,722
Alternative Uses
Best Use
Office B
$2.33M
$2.04M – $2.72M
NOI $162,937 @ 7.0% cap · market cap 18.31%
Second Best
Flex RnD
$2.25M
$1.97M – $2.62M
NOI $157,350 @ 7.0% cap · market cap 17.68%
Theoretical Best
Office A
$2.96M
$2.59M – $3.45M
NOI $206,904 @ 7.0% cap · market cap 23.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,062
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72801, AR
18,510
Population
7,530
Households
2.5
Avg Household Size
29
Median Age
26%
College-Educated
82%
High-School Grad
8.0 sq mi
ZIP Area
2,314
Density / Sq Mi
$42,363
Median Household Income
$22,473
Median Earnings
$837
Median Rent
$153,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building with front offices, showroom space, industrial power, and multiple loading entrances.
Where is this flex space located?
The property is located at 502 E 4th St Russellville, AR.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: 18,500 SF flex property built in 1975; 480 three‑phase electricity with air drops; Loading dock and 3 high roller doors
