Two-Level Mixed-Use
New
For Sale
$750,000
9 Shafer St, Marion, AR 72364
C-1 zoning accommodates neighborhood retail, professional offices, personal services, studios, and mixed-use occupancy.
Property Size2,886 SF
Price / SF$259.88
Days on Market3
Property Features for 9 Shafer St
General Information
Standard status
Active
Size
2,886 SF
Zoning
C-1
Additional Details
Highway Access
Yes
Amenities
covered entry with accessibility ramp
large windows
east-side porch
mature trees
usable outdoor space
Building Details
Year Built
1906
Buildings
1
Stories
2
Listing Agency:
Arkansas Land Company
Listed By:
Kelsey Eskrigge
(870) 635-1923
Source:
Pcsingtolittlerock
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:24AM
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 Arkansas Land Company
Investment Insights
Based on property information with market context.
This 2,886-square-foot commercial property, built in 1906, offers a two-level layout suited to an owner-user or investment strategy. The first floor includes an open display or reception area, a separate office or display room, a consultation or studio room, two bathrooms, a full kitchen, custom storage shelving, and a utility room. A covered entrance with an accessibility ramp, large windows, mature trees, a porch, and outdoor space add practical usability and character.
The upper level provides a private office, two closets, a restroom, and a large room for inventory or additional office use. Zoned C-1 in a neighborhood and quiet business district, the property is positioned for neighborhood retail, professional office, personal service, studio, or mixed-use occupancy. The site is also convenient to I-55.
The upper level provides a private office, two closets, a restroom, and a large room for inventory or additional office use. Zoned C-1 in a neighborhood and quiet business district, the property is positioned for neighborhood retail, professional office, personal service, studio, or mixed-use occupancy. The site is also convenient to I-55.
Key Highlights
- 2,886‑square‑foot commercial building with a two‑level floor plan
- Built in 1906 with covered entry, accessibility ramp, large windows, and outdoor space
- First floor includes open display area, private room, studio or consultation room, kitchen, utility room, and two bathrooms
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
$27,709
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
3.69%
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%
$554,180
$554.2K
Cap Rate 7%
$395,843
$395.8K
Cap Rate 9%
$307,878
$307.9K
Market Conditions
NOI Build-Up for 2,886 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
$41.6K $14.40/SF
− Vacancy
−$4.6K −$1.60/SF
EGI
$36.9K $12.80/SF
− OpEx
−$9.2K −$3.20/SF
NOI
$27.7K $9.60/SF
Area
Crittenden County, AR
Vacancy
11.10%
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%
$554,180
Cap Rate 7%
$395,843
Cap Rate 9%
$307,878
Alternative Uses
Best Use
Office B
$395.8K
$346.4K – $461.8K
NOI $27,709 @ 7.0% cap · market cap 3.69%
Second Best
Retail
$325.5K
$284.9K – $379.8K
NOI $22,788 @ 7.0% cap · market cap 3.04%
Theoretical Best
Office A
$527.8K
$461.8K – $615.8K
NOI $36,945 @ 7.0% cap · market cap 4.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
480
Businesses Nearby
Explore this area
Business Placement
Demographics for 72364, AR
16,394
Population
6,415
Households
2.6
Avg Household Size
36
Median Age
23%
College-Educated
90%
High-School Grad
80.0 sq mi
ZIP Area
205
Density / Sq Mi
$76,118
Median Household Income
$46,529
Median Earnings
$1,025
Median Rent
$206,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - C-1 zoning accommodates neighborhood retail, professional offices, personal services, studios, and mixed-use occupancy.
Where is this mixed-use property located?
The property is located at 9 Shafer St Marion, AR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 2,886‑square‑foot commercial building with a two‑level floor plan; Built in 1906 with covered entry, accessibility ramp, large windows, and outdoor space; First floor includes open display area, private room, studio or consultation room, kitchen, utility room, and two bathrooms
