Office Unit with Retail
For Sale
$129,000
820 Fayetteville RD, Van Buren, AR 72956
Commercial, Van Buren, AR
Property Size1,070 SF
Lot Size0.17 Acres
Price / SF$120.56
Days on Market141
Property Features for 820 Fayetteville RD
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Directions
Hwy 59 North, office is on the right side of the road, just past the VB police station.
Standard status
Active
APN
700-09383-000-C
Size
1,070 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Description
PT N/2 NE SW NE
Tax Annual Amount
627
Legal Description
PT N/2 NE SW NE
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1955
Flooring type
Wood
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Tina LaRoche
(479) 806-2620
Added: May 17
Changed: Aug 19
Last Checked: Oct 4 at 9:06PM
MLS# 1089128
Copyright © 2026 Western River Valley Board of REALTORS®. 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 1,070-square-foot commercial building provides a compact office and retail configuration on a 0.17-acre parcel. The property is suited to office, retail, or salon use and features wood flooring, central heating, central air, and a shingle roof. Built in 1955, the building offers Fayetteville Rd frontage and parking positioned behind the structure.
Located at 820 Fayetteville Rd in Van Buren, the property carries Commercial zoning. Its combination of street exposure, rear parking, and an adaptable commercial layout supports several storefront or professional-service applications.
Located at 820 Fayetteville Rd in Van Buren, the property carries Commercial zoning. Its combination of street exposure, rear parking, and an adaptable commercial layout supports several storefront or professional-service applications.
Key Highlights
- 1,070 SF commercial building on a 0.17‑acre parcel
- Fayetteville Rd frontage with parking located behind the building
- Commercial zoning
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
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Commercially zoned space suitable for office, retail, or salon use with rear parking.
Where is this office units located?
The property is located at 820 Fayetteville RD 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: 1,070 SF commercial building on a 0.17‑acre parcel; Fayetteville Rd frontage with parking located behind the building; Commercial zoning
