Corner Lot Multi-Level Office
For Sale
Contact for pricing
5380 Central Avenue, Hot Springs, AR 71913
Five-level office building with covered entrances, built-in work areas, and separate lower-level exterior access.
Property Size4,249 SF
Price / SF$116.50
Days on Market69
Property Features for 5380 Central Avenue
General Information
Standard status
Active
Size
4,249 SF
Property subtype
Special Purpose
Zoning
Highway Commercial
Additional Details
Road Access
Yes
Building Details
Year Built
1979
Stories
5
Listing Agency:
CENTURY 21 Parker & Scroggins Realty
Listed By:
Jessica Parker · License #AR
Source:
Crexi
Added: Jun 13
Changed: Aug 16
Last Checked: Aug 18 at 6:03PM
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 CENTURY 21 Parker & Scroggins Realty
Investment Insights
Based on property information with market context.
This corner-lot, five-level contemporary office building is designed for a professional, visitor-friendly arrival. A covered main entrance opens to a reception area with soaring ceilings, expansive windows, and abundant natural light. Interior features include built-in desks, cabinets, counters, and extensive storage, along with kitchen areas on every level. Two covered walkout patios and a fourth-level tower provide elevated outdoor and panoramic views. The lower level includes separate exterior access from the parking lot. Finishes and systems noted include engineered wood flooring, ceramic tile, carpeted stairs, four bathrooms (including a full bath), and a central alarm system.
The property offers dual access from Central Avenue and Hamilton Oaks Drive, along with a prominent display sign at the corner. It is described as having highway commercial zoning and is positioned near retail, restaurants, and other amenities along Central Avenue. On-site paved parking is provided, with lower-level parking connecting to the main entry level.
For tenants and owner-occupants, the layout supports an end-to-end workplace environment with built-in workstations, multiple kitchen areas, and substantial storage across levels. The separate lower-level exterior access can be useful for accommodating multiple users, services, or operations that benefit from independent entry and parking flow.
The property offers dual access from Central Avenue and Hamilton Oaks Drive, along with a prominent display sign at the corner. It is described as having highway commercial zoning and is positioned near retail, restaurants, and other amenities along Central Avenue. On-site paved parking is provided, with lower-level parking connecting to the main entry level.
For tenants and owner-occupants, the layout supports an end-to-end workplace environment with built-in workstations, multiple kitchen areas, and substantial storage across levels. The separate lower-level exterior access can be useful for accommodating multiple users, services, or operations that benefit from independent entry and parking flow.
Key Highlights
- Five‑level commercial office building built in 1979 with dual covered entrances and built‑in work areas throughout
- Corner lot on Central Avenue with additional access from Hamilton Oaks Drive and a prominent corner display sign
- Approximately 7,048 sq. ft. of paved parking with lower‑level parking connecting to the main entry level
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
$40,795
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
8.24%
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%
$815,900
$815.9K
Cap Rate 7%
$582,786
$582.8K
Cap Rate 9%
$453,278
$453.3K
Market Conditions
NOI Build-Up for 4,249 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
$61.2K $14.40/SF
− Vacancy
−$6.8K −$1.60/SF
EGI
$54.4K $12.80/SF
− OpEx
−$13.6K −$3.20/SF
NOI
$40.8K $9.60/SF
Area
Garland County, AR
Vacancy
11.10%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$815,900
Cap Rate 7%
$582,786
Cap Rate 9%
$453,278
Alternative Uses
Best Use
Office B
$582.8K
$509.9K – $679.9K
NOI $40,795 @ 7.0% cap · market cap 8.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$777.1K
$679.9K – $906.6K
NOI $54,394 @ 7.0% cap · market cap 10.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Explore this area
Business Placement
Demographics for 71913, AR
46,801
Population
25,441
Households
1.8
Avg Household Size
44
Median Age
28%
College-Educated
91%
High-School Grad
134.2 sq mi
ZIP Area
349
Density / Sq Mi
$55,367
Median Household Income
$32,746
Median Earnings
$970
Median Rent
$179,200
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Five-level office building with covered entrances, built-in work areas, and separate lower-level exterior access.
Where is this office building located?
The property is located at 5380 Central Avenue Hot Springs, AR.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Five‑level commercial office building built in 1979 with dual covered entrances and built‑in work areas throughout; Corner lot on Central Avenue with additional access from Hamilton Oaks Drive and a prominent corner display sign; Approximately 7,048 sq. ft. of paved parking with lower‑level parking connecting to the main entry level
