Fayetteville Mixed-Use
For Sale
$845,000
778 Happy Hollow Road, Fayetteville, AR 72701
Versatile commercial property with parking and convenient access near the University of Arkansas and downtown Fayetteville.
Property Size1,874 SF
Lot Size0.85 Acres
Price / SF$450.91
Days on Market89
Property Features for 778 Happy Hollow Road
General Information
Standard status
Active
Size
1,874 SF
Lot size
0.85 Acres
Property subtype
General Commercial
Amenities
3
335 x 100
Building Details
Year Built
1995
Listing Agency:
Keller Williams Market Pro Realty Branch Office
(479) 295-0290
Listed By:
Harris Group
(479) 295-0290
Source:
Xome
Added: May 14
Changed: Aug 9
Last Checked: Aug 9 at 11:55AM
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 Branch Office
Investment Insights
Based on property information with market context.
This mixed-use commercial property in Fayetteville occupies a .85-acre lot and was built in 1995. The property is described as suitable for office, retail, studio, and service-oriented business uses, with a flexible interior layout and ample parking. Its configuration may also accommodate an owner-user or investment strategy.
The property is positioned near the University of Arkansas and downtown Fayetteville, with access to major traffic corridors. Established neighborhoods, nearby businesses, and ongoing development contribute to the surrounding commercial context.
The property is positioned near the University of Arkansas and downtown Fayetteville, with access to major traffic corridors. Established neighborhoods, nearby businesses, and ongoing development contribute to the surrounding commercial context.
Key Highlights
- .85‑acre commercial lot in Fayetteville
- Built in 1995
- Flexible layout for office, retail, studio, or service‑based 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
$28,294
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
3.35%
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%
$565,880
$565.9K
Cap Rate 7%
$404,200
$404.2K
Cap Rate 9%
$314,378
$314.4K
Market Conditions
NOI Build-Up for 1,874 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
$40.5K $21.60/SF
− Vacancy
−$2.8K −$1.47/SF
EGI
$37.7K $20.13/SF
− OpEx
−$9.4K −$5.03/SF
NOI
$28.3K $15.10/SF
Area
Washington County, AR
Vacancy
6.80%
Lease Rate
$21.60 /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%
$565,880
Cap Rate 7%
$404,200
Cap Rate 9%
$314,378
Alternative Uses
Best Use
Office B
$404.2K
$353.7K – $471.6K
NOI $28,294 @ 7.0% cap · market cap 3.35%
Second Best
Retail
$315.1K
$275.7K – $367.6K
NOI $22,054 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$503.0K
$440.1K – $586.9K
NOI $35,211 @ 7.0% cap · market cap 4.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
165
Businesses Nearby
Explore this area
Business Placement
Demographics for 72701, AR
48,269
Population
20,057
Households
2.4
Avg Household Size
28
Median Age
42%
College-Educated
93%
High-School Grad
126.0 sq mi
ZIP Area
383
Density / Sq Mi
$50,413
Median Household Income
$27,305
Median Earnings
$973
Median Rent
$323,900
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?
Mixed-use property - Versatile commercial property with parking and convenient access near the University of Arkansas and downtown Fayetteville.
Where is this mixed-use property located?
The property is located at 778 Happy Hollow Road Fayetteville, AR.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: .85‑acre commercial lot in Fayetteville; Built in 1995; Flexible layout for office, retail, studio, or service‑based uses
