Greenwood Historic Town Square
For Sale
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10 Town Square St, Greenwood, AR 72936
Multi-unit investment property on Greenwood's Historic Town Square.
Property Size5,770 SF
Price / SF$108.32
Days on Market771
Property Features for 10 Town Square St
General Information
Standard status
Active
Size
5,770 SF
Class
A
Property subtype
Retail
Investment Type
Net Lease
Building Details
Buildings
1
Stories
1
Listing Agency:
Ghan & Cooper Commercial Properties
(479) 478-6161
Listed By:
Tyler Teague · License #AR SA00079797
Source:
Crexi
Added: Jul 11, 2024
Changed: Aug 8
Last Checked: Aug 20 at 6:09PM
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 Ghan & Cooper Commercial Properties
Investment Insights
Based on property information with market context.
Located on the Historic Town Square of Greenwood, Arkansas, this multi-unit investment property at 10 Town Square offers five unique spaces suitable for various retail and office tenants. Additionally, 12 Town Square provides a large retail space, previously occupied by Cricket wireless. The property encompasses a total size of 5770 square feet.
Key Highlights
- Multi‑unit investment property
- Located on the Historic Town Square of Greenwood, Arkansas
- Five unique spaces set up for various retail and office tenants at 10 Town Square
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
$45,269
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
7.24%
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%
$905,380
$905.4K
Cap Rate 7%
$646,700
$646.7K
Cap Rate 9%
$502,989
$503.0K
Market Conditions
NOI Build-Up for 5,770 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
$69.2K $12.00/SF
− Vacancy
−$4.6K −$0.79/SF
EGI
$64.7K $11.21/SF
− OpEx
−$19.4K −$3.36/SF
NOI
$45.3K $7.85/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$12.00 /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%
$905,380
Cap Rate 7%
$646,700
Cap Rate 9%
$502,989
Alternative Uses
Best Use
Retail
$646.7K
$565.9K – $754.5K
NOI $45,269 @ 7.0% cap · market cap 7.24%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.23M
$1.07M – $1.43M
NOI $85,934 @ 7.0% cap · market cap 13.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 72936, AR
14,515
Population
6,019
Households
2.4
Avg Household Size
38
Median Age
27%
College-Educated
92%
High-School Grad
80.9 sq mi
ZIP Area
179
Density / Sq Mi
$72,213
Median Household Income
$45,724
Median Earnings
$824
Median Rent
$197,600
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?
Retail space - Multi-unit investment property on Greenwood's Historic Town Square.
Where is this retail space located?
The property is located at 10 Town Square St Greenwood, AR.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: Multi‑unit investment property; Located on the Historic Town Square of Greenwood, Arkansas; Five unique spaces set up for various retail and office tenants at 10 Town Square
