Retail Storefront with Rear
For Sale
$129,000
820 Fayetteville Road, Van Buren, AR 72956
Storefront space with Fayetteville Road frontage and parking located behind the building.
Property Size1,070 SF
Price / SF$120.56
Days on Market50
Property Features for 820 Fayetteville Road
General Information
Standard status
Active
Size
1,070 SF
Property subtype
CommercialSale
Additional Details
Road Access
Yes
Listing Agency:
Keller Williams Platinum Realty
(479) 806-2620
Listed By:
Tina LaRoche
(479) 806-2620
Source:
Assurancerealtyfsm
Added: Jul 14
Changed: Aug 30
Last Checked: Aug 31 at 5:16PM
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 Keller Williams Platinum Realty
Investment Insights
Based on property information with market context.
This storefront property at 820 Fayetteville Road in Van Buren, Arkansas, combines retail and office space with frontage along Fayetteville Road. The property also includes parking positioned behind the building.
The space is identified for office, retail, or salon use, offering a flexible commercial format for businesses seeking a visible Fayetteville Road address.
The space is identified for office, retail, or salon use, offering a flexible commercial format for businesses seeking a visible Fayetteville Road address.
Key Highlights
- Fayetteville Road frontage
- Rear parking available
- Suitable for office, retail, or salon use
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
$10,770
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
8.35%
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%
$215,400
$215.4K
Cap Rate 7%
$153,857
$153.9K
Cap Rate 9%
$119,667
$119.7K
Market Conditions
NOI Build-Up for 1,070 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
$15.4K $14.40/SF
− Vacancy
−$1.0K −$0.98/SF
EGI
$14.4K $13.42/SF
− OpEx
−$3.6K −$3.36/SF
NOI
$10.8K $10.07/SF
Area
Crawford County, AR
Vacancy
6.80%
Lease Rate
$14.40 /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%
$215,400
Cap Rate 7%
$153,857
Cap Rate 9%
$119,667
Alternative Uses
Best Use
Office B
$153.9K
$134.6K – $179.5K
NOI $10,770 @ 7.0% cap · market cap 8.35%
Second Best
Retail
$131.9K
$115.4K – $153.9K
NOI $9,234 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$205.1K
$179.5K – $239.3K
NOI $14,360 @ 7.0% cap · market cap 11.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Storefront space with Fayetteville Road frontage and parking located behind the building.
Where is this storefront property located?
The property is located at 820 Fayetteville Road Van Buren, AR.
What is the asking price?
The asking price for this property is $129,000.
What are key features of this property?
This property features: Fayetteville Road frontage; Rear parking available; Suitable for office, retail, or salon use
