Mixed-Use Property with
For Sale
$799,000
818 S Second St, Cabot, AR 72023
Three separately metered spaces are fully occupied by two long-term tenants.
Property Size8,720 SF
Price / SF$91.63
Days on Market30
Property Features for 818 S Second St
General Information
Standard status
Active
Size
8,720 SF
Occupancy
100%
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Warehouse & Industrial
Clear Height
16 ft
Warehouse Space
3,320 SF
Building Details
Year Built
1998
Tenancy
Multi
Listing Agency:
Arnett Realty & Investments
(501) 259-5508
Listed By:
Ted Arnett, Cole Arnett
Source:
Themoverealty
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 29 at 1:42PM
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 Arnett Realty & Investments
Investment Insights
Based on property information with market context.
This 8,720-square-foot mixed-use property, built in 1998, contains three separately metered spaces occupied by two long-term tenants. The configuration includes a 4,200-square-foot bait and tackle shop, a 1,200-square-foot retail office, and a 3,320-square-foot pull-through shop and warehouse. The warehouse provides 16-foot side walls, an 18-foot center height, and four overhead doors: automatic doors measuring 18 feet by 14 feet and 16 feet by 14 feet, plus two manual doors measuring 10 feet by 10 feet.
The property occupies a corner lot at 818 S Second St in Cabot, with 210 feet of frontage along S. 2nd Street/Hwy 367. It is adjacent to the Cabot Fire Department, providing a clearly defined location with direct access from the highway corridor.
The property occupies a corner lot at 818 S Second St in Cabot, with 210 feet of frontage along S. 2nd Street/Hwy 367. It is adjacent to the Cabot Fire Department, providing a clearly defined location with direct access from the highway corridor.
Key Highlights
- 8,720‑square‑foot mixed‑use property built in 1998
- Three separately metered spaces occupied by two long‑term tenants
- 4,200‑square‑foot bait and tackle shop, 1,200‑square‑foot retail office, and 3,320‑square‑foot pull‑through shop/warehouse
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
$38,950
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
4.87%
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%
$779,000
$779.0K
Cap Rate 7%
$556,429
$556.4K
Cap Rate 9%
$432,778
$432.8K
Market Conditions
NOI Build-Up for 8,720 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
$48.1K $5.52/SF
− Vacancy
−$2.3K −$0.26/SF
EGI
$45.8K $5.26/SF
− OpEx
−$6.9K −$0.79/SF
NOI
$39.0K $4.47/SF
Area
Lonoke County, AR
Vacancy
4.80%
Lease Rate
$5.52 /SF/Yr
Expense Ratio
15.00%
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%
$779,000
Cap Rate 7%
$556,429
Cap Rate 9%
$432,778
Alternative Uses
Best Use
Retail
$1.24M
$1.08M – $1.45M
NOI $86,755 @ 7.0% cap · market cap 10.86%
Second Best
Mixed Use
$1.24M
$1.08M – $1.44M
NOI $86,629 @ 7.0% cap · market cap 10.84%
Theoretical Best
Office A
$1.78M
$1.55M – $2.07M
NOI $124,281 @ 7.0% cap · market cap 15.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 72023, AR
37,321
Population
14,901
Households
2.5
Avg Household Size
38
Median Age
25%
College-Educated
94%
High-School Grad
98.2 sq mi
ZIP Area
380
Density / Sq Mi
$76,157
Median Household Income
$45,363
Median Earnings
$978
Median Rent
$202,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Three separately metered spaces are fully occupied by two long-term tenants.
Where is this mixed-use property located?
The property is located at 818 S Second St Cabot, AR.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 8,720‑square‑foot mixed‑use property built in 1998; Three separately metered spaces occupied by two long‑term tenants; 4,200‑square‑foot bait and tackle shop, 1,200‑square‑foot retail office, and 3,320‑square‑foot pull‑through shop/warehouse
