Flex Space with Pull-Through
For Sale
$799,000
818 S Second Street, Cabot, AR 72023
Commercial / Industrial, Traditional, Cabot, AR
Property Size8,720 SF
Lot Size0.92 Acres
Price / SF$91.63
Days on Market446
Property Features for 818 S Second Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
35
Exterior features
Partially Fenced, Outside Storage Area, Guttering, Dumpster, Overhead Doors
Fencing
Partial
Lot features
Level, Corner Lot
Directions
I -57N (Hwy 67/167) to exit 19 Cabot. Stay right onto W. Main. Proceed east to 2nd Street/Hwy 367, turn right. Property ahead on right at the corner of Richie Road & 2nd Street.
Subdivision
CABOT SCHOOL DISTRICT
Standard status
Active
Size
8,720 SF
Lot size
0.92 Acres
Taxes and HOA fees
Tax Description
In Office
Tax Annual Amount
3408
Legal Description
In Office
Building Details
Year built
1998
Floors in Building
1
Flooring type
Concrete, Tile
Roof type
Metal
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Arnett Realty & Investments
(501) 843-1515
Listed By:
Ted Arnett · License #PB00058662
(501) 837-0143
Added: Jun 5, 2025
Changed: Aug 19
Last Checked: Aug 24 at 8:06PM
MLS# 25022111
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 flex space property is configured as three separately metered spaces, all 100% occupied by two long-term tenants. Total building area is 8,720 SF and includes a 4,200 SF bait & tackle shop, a 1,200 SF retail office, and a 3,320 SF pull-through shop/warehouse. The warehouse includes two automatic overhead doors (18' x 14' and 16' x 14') plus two 10' x 10' manual overhead doors. Exterior features include 16' side walls, an 18' center height, partially fenced areas, an outside storage area, guttering, dumpsters, and overhead doors.
Set on a large corner lot of 0.92 acres, the property offers 210' of frontage on S. 2nd Street/Hwy 367 and is adjacent to the Cabot Fire Department, supporting visibility and convenient access.
Built in 1998 with a metal roof, the interior features tile and concrete flooring.
Set on a large corner lot of 0.92 acres, the property offers 210' of frontage on S. 2nd Street/Hwy 367 and is adjacent to the Cabot Fire Department, supporting visibility and convenient access.
Built in 1998 with a metal roof, the interior features tile and concrete flooring.
Key Highlights
- 3 separately metered spaces totaling 8,720 SF, 100% occupied by two long‑term tenants
- 0.92‑acre corner lot with 210' frontage on S. 2nd Street/Hwy 367
- Pull‑through shop/warehouse includes two automatic overhead doors: 18' x 14' and 16' x 14'
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
Warehouse
$556.4K
$486.9K – $649.2K
NOI $38,950 @ 7.0% cap · market cap 4.87%
Second Best
Flex RnD
$491.1K
$429.7K – $573.0K
NOI $34,378 @ 7.0% cap · market cap 4.30%
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
18 ft
Clear height
4
Drive-in doors
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
726
Businesses Nearby
Under-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- J&M Charcuterie LLC — 306 S 2nd St, Cabot, AR 72023
- Arkansas Catering by Chef Wayne Schilleci — 204 N 2nd St, Cabot, AR 72023
Frequently Asked Questions
What type of property is this?
Flex space - Three separately metered flex spaces are 100% occupied, with warehouse access featuring multiple automatic and manual overhead doors.
Where is this flex space located?
The property is located at 818 S Second Street 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: 3 separately metered spaces totaling 8,720 SF, 100% occupied by two long‑term tenants; 0.92‑acre corner lot with 210' frontage on S. 2nd Street/Hwy 367; Pull‑through shop/warehouse includes two automatic overhead doors: 18' x 14' and 16' x 14'
