Renovated Medical Office with Treatment
For Sale
$399,900
6531 Sheridan Road, Pine Bluff, AR 71602
Commercial / Industrial, Traditional, Pine Bluff, AR
Property Size1,271 SF
Lot Size0.55 Acres
Price / SF$314.63
Days on Market228
Property Features for 6531 Sheridan Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
15
Interior features
Display Window
Lot features
Level
Directions
From I 530 towards White Hall- take exit 34 and turn left. Property located on the side of Sheridan Road past Jefferson Parkway and Sheridan Road intersection. Highway frontage
Subdivision
PINE BLUFF (WHITE HALL CITY)
Standard status
Active
Size
1,271 SF
Lot size
0.55 Acres
Taxes and HOA fees
Tax Description
see file
Tax Annual Amount
1239
Legal Description
see file
Building Details
Year built
1985
Floors in Building
1
Flooring type
Vinyl
Roof type
Shingle
Architectural style
Other
Listing Agency:
Lunsford & Associates Realty Co.
(870) 247-2040
Listed By:
Hayley Harper Wreyford
(870) 489-8245
Added: Feb 3
Changed: Sep 3
Last Checked: Sep 19 at 3:06PM
MLS# 26004418
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 1,271-square-foot medical office was completely remodeled and is currently configured for oral surgery services. The interior includes 3 private rooms, a recovery room, reception area, waiting room, display window, and vinyl flooring. The building was constructed in 1985 and has a shingle roof.
Located on Sheridan Road in Pine Bluff, the property occupies 0.55 acres. Its existing clinical layout provides a defined reception and patient-waiting sequence along with separate rooms for treatment and recovery.
Located on Sheridan Road in Pine Bluff, the property occupies 0.55 acres. Its existing clinical layout provides a defined reception and patient-waiting sequence along with separate rooms for treatment and recovery.
Key Highlights
- 1,271‑square‑foot medical office on 0.55 acres
- Completely remodeled building currently configured as an oral surgery clinic
- 3 private rooms plus a dedicated recovery room
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
$17,108
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
4.28%
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%
$342,160
$342.2K
Cap Rate 7%
$244,400
$244.4K
Cap Rate 9%
$190,089
$190.1K
Market Conditions
NOI Build-Up for 1,271 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
$32.2K $25.32/SF
− Vacancy
−$3.7K −$2.89/SF
EGI
$28.5K $22.43/SF
− OpEx
−$11.4K −$8.97/SF
NOI
$17.1K $13.46/SF
Area
Jefferson County, AR
Vacancy
11.40%
Lease Rate
$25.32 /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%
$342,160
Cap Rate 7%
$244,400
Cap Rate 9%
$190,089
Alternative Uses
Best Use
Office B
$244.7K
$214.1K – $285.5K
NOI $17,128 @ 7.0% cap · market cap 4.28%
Second Best
Healthcare Medical
$244.4K
$213.9K – $285.1K
NOI $17,108 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$325.9K
$285.1K – $380.2K
NOI $22,810 @ 7.0% cap · market cap 5.70%
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
173
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 71602, AR
16,112
Population
7,489
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
89%
High-School Grad
131.0 sq mi
ZIP Area
123
Density / Sq Mi
$54,936
Median Household Income
$35,644
Median Earnings
$900
Median Rent
$135,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Remodeled clinic layout includes private rooms, recovery space, reception, and waiting areas.
Where is this medical office space located?
The property is located at 6531 Sheridan Road Pine Bluff, AR.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 1,271‑square‑foot medical office on 0.55 acres; Completely remodeled building currently configured as an oral surgery clinic; 3 private rooms plus a dedicated recovery room
