Two-Unit Office
For Sale
$215,000
810 E Pridemore Drive, Lincoln, AR 72744
COMMERCIAL - Lincoln, AR
Property Size1,200 SF
Lot Size0.96 Acres
Price / SF$179.17
Days on Market322
Property Features for 810 E Pridemore Drive
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Parking features
Parking Lot
Appliances
GasWaterHeater
Lot features
Central Business District, City Lot
Directions
Property is located on the south side of Highway 62 across from Family Dollar and next door to Burgerland.
Standard status
Active
APN
790-18508-000
Size
1,200 SF
Lot size
0.96 Acres
Taxes and HOA fees
Tax Description
See Plat
Tax Annual Amount
965
Legal Description
See Plat
Utilities
Heating system
Natural Gas
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1993
Number of units
2
Flooring type
Carpet, Tile
Building materials
VinylSiding
Roof type
Shingle, Asphalt
Listing Agency:
Team Ag Real Estate Inc
(479) 824-1030
Listed By:
Jima Jetton · License #EB00080709
(479) 966-5402
Added: Oct 3, 2025
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# 1324204
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 1,200-square-foot office property contains two separate units, each with its own entrance. The spaces may also be joined into a single office configuration. Built in 1993, the building has vinyl siding, carpet and tile flooring, a shingle and asphalt roof, natural gas heating, and electric central air conditioning. A gas water heater and public water service are also in place.
The property occupies 0.96 acres at 810 E Pridemore Drive in Lincoln, Arkansas, with access from Highway 62. On-site parking is provided through a dedicated parking lot. Its two-unit arrangement offers flexibility for separate occupants or a consolidated office user.
The property occupies 0.96 acres at 810 E Pridemore Drive in Lincoln, Arkansas, with access from Highway 62. On-site parking is provided through a dedicated parking lot. Its two-unit arrangement offers flexibility for separate occupants or a consolidated office user.
Key Highlights
- 1,200‑square‑foot office building on 0.96 acres
- Two separate units with individual entrances
- Units can be combined into one office space
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
$18,118
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
8.43%
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%
$362,360
$362.4K
Cap Rate 7%
$258,829
$258.8K
Cap Rate 9%
$201,311
$201.3K
Market Conditions
NOI Build-Up for 1,200 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
$25.9K $21.60/SF
− Vacancy
−$1.8K −$1.47/SF
EGI
$24.2K $20.13/SF
− OpEx
−$6.0K −$5.03/SF
NOI
$18.1K $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%
$362,360
Cap Rate 7%
$258,829
Cap Rate 9%
$201,311
Alternative Uses
Best Use
Office B
$258.8K
$226.5K – $302.0K
NOI $18,118 @ 7.0% cap · market cap 8.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$322.1K
$281.8K – $375.8K
NOI $22,547 @ 7.0% cap · market cap 10.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
139
Businesses Nearby
Explore this area
Business Placement
Demographics for 72744, AR
5,227
Population
2,196
Households
2.4
Avg Household Size
40
Median Age
12%
College-Educated
88%
High-School Grad
79.0 sq mi
ZIP Area
66
Density / Sq Mi
$63,077
Median Household Income
$41,667
Median Earnings
$1,093
Median Rent
$168,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Separate entrances support independent office use or a combined layout.
Where is this office units located?
The property is located at 810 E Pridemore Drive Lincoln, AR.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 1,200‑square‑foot office building on 0.96 acres; Two separate units with individual entrances; Units can be combined into one office space
