Mixed-Use Property With Retail
For Sale
$249,000
712 Mount Olive Street, Siloam Springs, AR 72761
COMMERCIAL - Siloam Springs, AR
Property Size2,184 SF
Lot Size0.21 Acres
Price / SF$114.01
Days on Market99
Property Features for 712 Mount Olive Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Lot features
Central Business District, City Lot
Directions
From Hwy 412 go N on Mt Olive, property will be on the W side of road just passed stoplight at Tulsa St.
Standard status
Active
APN
03-01850-000
Size
2,184 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Description
LOT:8,N/29 BLK:13 DIST:03 CITY/MUNI/TWP:SILOAM SPRINGS SUBD:CRANES ADD-SILOAM SPRINGS SEC/TWN/RNG/MER:SEC 06 TWN 17 RNG 33
Tax Annual Amount
889
Legal Description
LOT:8,N/29 BLK:13 DIST:03 CITY/MUNI/TWP:SILOAM SPRINGS SUBD:CRANES ADD-SILOAM SPRINGS SEC/TWN/RNG/MER:SEC 06 TWN 17 RNG 33
Listing Agency:
Realty Mart
(479) 640-1234
Listed By:
Christopher Taylor · License #EB00090812
(479) 238-5456
Added: May 14
Changed: Aug 19
Last Checked: Aug 20 at 9:06AM
MLS# 1347551
Copyright © 2026 ArkansasONE MLS. 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 mixed-use property contains 2,184 square feet on a 0.21-acre lot at 712 Mount Olive Street in Siloam Springs, Arkansas. The front portion is currently used for seasonal retail and resale activity, while the rear includes separate living quarters that were previously used as an apartment. The building also has a new roof.
The property has supported several commercial uses over time, including a pawn shop and a specialty metal detector outlet. Its combination of retail space and residential-style quarters provides a distinct configuration for an owner-user or investor evaluating a mixed-use asset in Benton County.
The property has supported several commercial uses over time, including a pawn shop and a specialty metal detector outlet. Its combination of retail space and residential-style quarters provides a distinct configuration for an owner-user or investor evaluating a mixed-use asset in Benton County.
Key Highlights
- 2,184‑square‑foot mixed‑use building
- 0.21‑acre lot at 712 Mount Olive Street
- Front area currently used for seasonal retail and resale
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
$15,201
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
6.10%
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%
$304,020
$304.0K
Cap Rate 7%
$217,157
$217.2K
Cap Rate 9%
$168,900
$168.9K
Market Conditions
NOI Build-Up for 2,184 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
$26.2K $12.00/SF
− Vacancy
−$1.9K −$0.86/SF
EGI
$24.3K $11.14/SF
− OpEx
−$9.1K −$4.18/SF
NOI
$15.2K $6.96/SF
Area
Benton County, AR
Vacancy
7.20%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$304,020
Cap Rate 7%
$217,157
Cap Rate 9%
$168,900
Alternative Uses
Best Use
Retail
$354.9K
$310.6K – $414.1K
NOI $24,845 @ 7.0% cap · market cap 9.98%
Second Best
Mixed Use
$217.2K
$190.0K – $253.4K
NOI $15,201 @ 7.0% cap · market cap 6.10%
Theoretical Best
Office A
$600.2K
$525.2K – $700.2K
NOI $42,012 @ 7.0% cap · market cap 16.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
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?
Mixed-use property - Retail frontage is paired with rear living quarters in a flexible mixed-use building on Mount Olive Street.
Where is this mixed-use property located?
The property is located at 712 Mount Olive Street Siloam Springs, AR.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: 2,184‑square‑foot mixed‑use building; 0.21‑acre lot at 712 Mount Olive Street; Front area currently used for seasonal retail and resale
