Retail Storefront For
For Sale
$264,000
Pending
711 S Mount Olive Units 1 2 3 Street, Siloam Springs, AR 72761
Retail storefront property for sale in Benton County, with access from Hwy 412 via Mount Olive.
Property Size1,600 SF
Days on Market50
Property Features for 711 S Mount Olive Units 1 2 3 Street
General Information
Standard status
Pending
Size
1,600 SF
Taxes and HOA fees
Annual Taxes
$696
Amenities
Central Air, Electric
Natural Gas, Central
Parking Lot
Building Details
Building Size
1,600 SF
Year Built
1984
Listing Agency:
Keller Williams Market Pro Realty
(479) 427-0240
Listed By:
Cammi Hevener · License #EB00075080
(479) 427-0240
Source:
Evrealestate
Added: Jun 24
Changed: Aug 8
Last Checked: Aug 12 at 4:58AM
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 Keller Williams Market Pro Realty
Investment Insights
Based on property information with market context.
This retail storefront property is available for sale and includes 1,600 square feet of commercial space. It’s positioned for straightforward on-street access along S Mount Olive Street.
Directions: From Hwy 412, turn north on Mount Olive. The property will be on the right. The property is located in Benton County.
For buyers looking for a compact retail footprint in this corridor, this storefront offers a defined, ready-to-market size at the listed location.
Directions: From Hwy 412, turn north on Mount Olive. The property will be on the right. The property is located in Benton County.
For buyers looking for a compact retail footprint in this corridor, this storefront offers a defined, ready-to-market size at the listed location.
Key Highlights
- Retail storefront property for sale in Benton County with access from Hwy 412 via Mount Olive
- Year built 1984
- Central air cooling and central heating with natural gas
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
$18,202
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
6.89%
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%
$364,040
$364.0K
Cap Rate 7%
$260,029
$260.0K
Cap Rate 9%
$202,244
$202.2K
Market Conditions
NOI Build-Up for 1,600 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
$27.8K $17.40/SF
− Vacancy
−$1.8K −$1.15/SF
EGI
$26.0K $16.25/SF
− OpEx
−$7.8K −$4.88/SF
NOI
$18.2K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /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%
$364,040
Cap Rate 7%
$260,029
Cap Rate 9%
$202,244
Alternative Uses
Best Use
Retail
$260.0K
$227.5K – $303.4K
NOI $18,202 @ 7.0% cap · market cap 6.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$439.7K
$384.7K – $513.0K
NOI $30,778 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront property for sale in Benton County, with access from Hwy 412 via Mount Olive.
Where is this storefront property located?
The property is located at 711 S Mount Olive Units 1 2 3 Street Siloam Springs, AR.
What is the asking price?
The asking price for this property is $264,000.
What are key features of this property?
This property features: Retail storefront property for sale in Benton County with access from Hwy 412 via Mount Olive; Year built 1984; Central air cooling and central heating with natural gas
