Mixed-Use Property with
For Sale
$649,000
818 S 2nd St, Cabot, AR 72023
Three separately metered spaces are fully occupied by two long-term tenants.
Property Size8,720 SF
Price / SF$74.43
Days on Market18
Property Features for 818 S 2nd St
General Information
Standard status
Active
Size
8,720 SF
Taxes and HOA fees
Annual Taxes
$2,228
Listing Agency:
Exp Realty
(866) 720-5056
Listed By:
Sophia Nguyenle
(870) 613-8882
Source:
Exprealty
Added: Sep 10
Changed: Sep 26
Last Checked: Sep 26 at 2:41PM
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 Exp Realty
Investment Insights
Based on property information with market context.
This mixed-use property contains three separately metered spaces occupied by two long-term tenants. The warehouse has two automatic overhead doors measuring 18 x 14 feet and 16 x 14 feet, plus two manual doors measuring 10 x 10 feet. Its side walls reach 16 feet, with 18 feet at the center.
The property occupies a corner lot with three points of access and 210 feet of frontage on S. 2nd Street.
The property occupies a corner lot with three points of access and 210 feet of frontage on S. 2nd Street.
Key Highlights
- Three separately metered spaces; fully occupied by two long‑term tenants
- Warehouse has automatic overhead doors measuring 18 x 14 feet and 16 x 14 feet
- Two manual warehouse doors, each measuring 10 x 10 feet
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
6.00%
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 13.37%
Second Best
Mixed Use
$1.24M
$1.08M – $1.44M
NOI $86,629 @ 7.0% cap · market cap 13.35%
Theoretical Best
Office A
$1.78M
$1.55M – $2.07M
NOI $124,281 @ 7.0% cap · market cap 19.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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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 2nd St Cabot, AR.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Three separately metered spaces; fully occupied by two long‑term tenants; Warehouse has automatic overhead doors measuring 18 x 14 feet and 16 x 14 feet; Two manual warehouse doors, each measuring 10 x 10 feet
