Commercial Storefront with
For Sale
$430,000
828 S Mount Olive Street, Siloam Springs, AR 72761
COMMERCIAL - Siloam Springs, AR
Property Size2,500 SF
Lot Size0.30 Acres
Price / SF$172
Days on Market81
Property Features for 828 S Mount Olive Street
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
City Lot
Directions
from hwy 412 turn North on Mt Olive St go .3 miles location on left
Standard status
Active
APN
03-01551-000
Size
2,500 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
will updated with correct legal
Legal Description
will updated with correct legal
Listing Agency:
Twin Oaks Realty, Inc
(479) 824-4434
Listed By:
Joe Barnett · License #SA00094273
(479) 549-8210
Added: Jun 4
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 1351126
Copyright © 2026 ArkansasONE MLS. 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 2,500-square-foot commercial storefront in Siloam Springs includes a yard and a building configured for adaptable business use. The property has a new AC system, split units serving the finished former garage area, updated roof and siding, and new flooring underway across half of the building.
The 0.3-acre site is zoned commercial and offers room for continued customization. The building may support a range of commercial uses, subject to applicable requirements. The business name is not included, and the washer and dryer are excluded from the sale.
The 0.3-acre site is zoned commercial and offers room for continued customization. The building may support a range of commercial uses, subject to applicable requirements. The business name is not included, and the washer and dryer are excluded from the sale.
Key Highlights
- 2,500‑square‑foot commercial storefront on a 0.3‑acre site
- Commercial zoning with a private yard
- New AC system and split units in the finished former garage
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
$28,440
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
6.61%
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%
$568,800
$568.8K
Cap Rate 7%
$406,286
$406.3K
Cap Rate 9%
$316,000
$316.0K
Market Conditions
NOI Build-Up for 2,500 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
$43.5K $17.40/SF
− Vacancy
−$2.9K −$1.15/SF
EGI
$40.6K $16.25/SF
− OpEx
−$12.2K −$4.88/SF
NOI
$28.4K $11.38/SF
Area
Benton County, AR
Vacancy
6.60%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$568,800
Cap Rate 7%
$406,286
Cap Rate 9%
$316,000
Alternative Uses
Best Use
Retail
$406.3K
$355.5K – $474.0K
NOI $28,440 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$687.0K
$601.1K – $801.5K
NOI $48,091 @ 7.0% cap · market cap 11.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
709
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72761, AR
23,731
Population
9,101
Households
2.6
Avg Household Size
33
Median Age
29%
College-Educated
86%
High-School Grad
114.1 sq mi
ZIP Area
208
Density / Sq Mi
$69,620
Median Household Income
$35,724
Median Earnings
$936
Median Rent
$218,700
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned building with a private yard, updated mechanical features, and flexible space for business use.
Where is this storefront property located?
The property is located at 828 S Mount Olive Street Siloam Springs, AR.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 2,500‑square‑foot commercial storefront on a 0.3‑acre site; Commercial zoning with a private yard; New AC system and split units in the finished former garage
