Corner Office Units
For Sale
Under Contract
$299,000
608 S Pine Street, Cabot, AR 72023
COMMERCIAL - Cabot, AR
Property Size1,782 SF
Lot Size0.45 Acres
Price / SF$167.79
Days on Market104
Property Features for 608 S Pine Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
6
Exterior features
Fully Fenced
Fencing
Full
Lot features
Level, Corner Lot, In Subdivision
Directions
From I-57 / US-67/167 heading toward Cabot: Take Exit 19 for Cabot / AR-89 Head east on Highway 89/Main Street into Cabot Continue through town until you reach South Pine Street Turn right onto S Pine Street Continue s approx 0.5 miles, prop on right
Subdivision
CABOT SCHOOL DISTRICT
Standard status
Active Under Contract
Size
1,782 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Description
lot 1 block 3 southside sub.
Tax Annual Amount
1064
Legal Description
lot 1 block 3 southside sub.
Building Details
Year built
1998
Floors in Building
1
Flooring type
Vinyl, Carpet - Partial, Tile
Roof type
Shingle
Architectural style
Other
Listing Agency:
Blair & Co. Realtors
(501) 654-4663
Listed By:
Michelle Plant
(501) 424-7949
Added: May 21
Changed: Aug 5
Last Checked: Sep 1 at 10:06AM
MLS# 26020496
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.
608 S Pine Street is a corner office units building on approximately 0.45 acres, located along one of Cabot’s busiest commercial corridors. The property is zoned C-2 General Commercial, supporting a range of business uses including office, retail, medical, and professional service uses.
The interior offers a flexible 1,782 SF layout with multiple private office spaces and reception potential, plus a functional 3 bed / 2 bath configuration that can support office conversion, owner-user occupancy, or an investment use. The property is described as move-in ready with minimal buildout needs, and includes existing infrastructure and flooring with tile, vinyl, and partial carpet.
For site and operations, the property features full fencing and a shingle roof. It has outstanding roadside exposure and signage potential along South Pine Street, with convenient access to Hwy 67/167 and surrounding commercial growth.
The interior offers a flexible 1,782 SF layout with multiple private office spaces and reception potential, plus a functional 3 bed / 2 bath configuration that can support office conversion, owner-user occupancy, or an investment use. The property is described as move-in ready with minimal buildout needs, and includes existing infrastructure and flooring with tile, vinyl, and partial carpet.
For site and operations, the property features full fencing and a shingle roof. It has outstanding roadside exposure and signage potential along South Pine Street, with convenient access to Hwy 67/167 and surrounding commercial growth.
Key Highlights
- Approximately 17,000 vehicles pass daily along South Pine Street
- Corner location on approximately 0.45 acres
- Zoned C‑2 General Commercial for office, retail, medical, and professional service uses
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
$16,995
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
5.68%
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%
$339,900
$339.9K
Cap Rate 7%
$242,786
$242.8K
Cap Rate 9%
$188,833
$188.8K
Market Conditions
NOI Build-Up for 1,782 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
$31.9K $17.88/SF
− Vacancy
−$3.5K −$1.98/SF
EGI
$28.3K $15.90/SF
− OpEx
−$11.3K −$6.36/SF
NOI
$17.0K $9.54/SF
Area
Lonoke County, AR
Vacancy
11.10%
Lease Rate
$17.88 /SF/Yr
Expense Ratio
40.00%
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%
$339,900
Cap Rate 7%
$242,786
Cap Rate 9%
$188,833
Alternative Uses
Best Use
Healthcare Medical
$242.8K
$212.4K – $283.3K
NOI $16,995 @ 7.0% cap · market cap 5.68%
Second Best
Office B
$242.4K
$212.1K – $282.8K
NOI $16,967 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$362.8K
$317.5K – $423.3K
NOI $25,398 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
203
Businesses Nearby
Explore this area
Business Placement
Demographics for 72023, AR
37,321
Population
14,901
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
94%
High-School Grad
98.2 sq mi
ZIP Area
380
Density / Sq Mi
$76,157
Median Household Income
$45,363
Median Earnings
$978
Median Rent
$202,400
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?
Office units - C-2 zoned corner office space with a flexible layout and full fencing, built in 1998 on a busy corridor.
Where is this office units located?
The property is located at 608 S Pine Street Cabot, AR.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Approximately 17,000 vehicles pass daily along South Pine Street; Corner location on approximately 0.45 acres; Zoned C‑2 General Commercial for office, retail, medical, and professional service uses
