Corner Lot Commercial
For Sale
Contact for pricing
800 W Main, El Dorado, AR 71730
Versatile commercial property on corner lot, move-in ready condition.
Property Size600 SF
Price / SF$181.67
Days on Market208
Property Features for 800 W Main
General Information
Standard status
Active
Size
600 SF
Property subtype
Special Purpose
Listing Agency:
CENTURY 21 United El Dorado
(870) 310-8844
Listed By:
Patti Reed · License #AR
Source:
Crexi
Added: Jan 24
Changed: Aug 10
Last Checked: Aug 18 at 10:51AM
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 CENTURY 21 United El Dorado
Investment Insights
Based on property information with market context.
This multi-use commercial property is located on a corner lot on West Main Street, offering visibility near the downtown business community. The 600 square foot space is in move-in ready condition and suitable for various uses, including retail or small businesses. It could also be used as a beauty shop. The building underwent a complete renovation in 2021, which included interior and exterior painting, a new roof, new LVP flooring, and a new HVAC unit. Minor electrical upgrades and a new survey were completed in 2025. A privacy fence on two sides of the property was completed in January of 2026.
Key Highlights
- Prime corner lot location on West Main Street with high visibility.
- Completely renovated in 2021 including new roof, HVAC, LVP flooring, and interior/exterior paint.
- Move‑in ready condition suitable for retail, small business, or beauty shop.
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
$4,738
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
4.35%
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%
$94,760
$94.8K
Cap Rate 7%
$67,686
$67.7K
Cap Rate 9%
$52,644
$52.6K
Market Conditions
NOI Build-Up for 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
$7.2K $12.00/SF
− Vacancy
−$432 −$0.72/SF
EGI
$6.8K $11.28/SF
− OpEx
−$2.0K −$3.38/SF
NOI
$4.7K $7.90/SF
Area
Union County, AR
Vacancy
6.00%
Lease Rate
$12.00 /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%
$94,760
Cap Rate 7%
$67,686
Cap Rate 9%
$52,644
Alternative Uses
Best Use
Retail
$67.7K
$59.2K – $79.0K
NOI $4,738 @ 7.0% cap · market cap 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$109.7K
$96.0K – $128.0K
NOI $7,681 @ 7.0% cap · market cap 7.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,181
Businesses Nearby
61k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 45%
Groceries 32%
Home Improvements & Furnishings 14%
Dining 9%
Brookshire's
Groceries
19,573 visits/mo
0.5 miles
Dollar General
Shops & Services
10,896 visits/mo
0.3 miles
Harbor Freight Tools
Home Improvements & Furnishings
8,382 visits/mo
0.4 miles
Shell
Shops & Services
6,678 visits/mo
0.3 miles
KFC
Dining
5,336 visits/mo
0.5 miles
Demographics for 71730, AR
31,103
Population
13,774
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
88%
High-School Grad
457.4 sq mi
ZIP Area
68
Density / Sq Mi
$50,845
Median Household Income
$36,959
Median Earnings
$833
Median Rent
$123,200
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?
Retail space - Versatile commercial property on corner lot, move-in ready condition.
Where is this retail space located?
The property is located at 800 W Main El Dorado, AR.
What is the asking price?
The asking price for this property is $109,000.
What are key features of this property?
This property features: Prime corner lot location on West Main Street with high visibility.; Completely renovated in 2021 including new roof, HVAC, LVP flooring, and interior/exterior paint.; Move‑in ready condition suitable for retail, small business, or beauty shop.
