Freestanding Office
For Sale
$289,900
3314 Grand AVE, Fort Smith, AR 72904
COMMERCIAL - Fort Smith, AR
Property Size3,178 SF
Lot Size0.20 Acres
Price / SF$91.22
Days on Market96
Property Features for 3314 Grand AVE
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
Head to I540. Take exit 6 to Grand ave. Turn left onto Grand Ave. In about 1.8 miles property wll be on your left.
Standard status
Active
APN
12065-0024-00001-00
Size
3,178 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Description
LT 24 BLK 1
Tax Annual Amount
2947
Legal Description
LT 24 BLK 1
Listing Agency:
ANNU Realty
(479) 222-1908
Listed By:
Ace Morris · License #PB00087244
(479) 806-3008
Added: May 6
Changed: Aug 7
Last Checked: Aug 9 at 1:06AM
MLS# 1088888
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 freestanding office building contains approximately 3,178 square feet on a 0.1991-acre lot. The property is configured for commercial use with potential to accommodate office or retail functions, subject to the applicable requirements for the intended use.
Located at 3314 Grand Ave in Fort Smith, the building may suit a range of professional business formats, including insurance, medical, salon, real estate, legal, mortgage, and tax services. The address places the property within the 72904 postal area of Sebastian County.
Located at 3314 Grand Ave in Fort Smith, the building may suit a range of professional business formats, including insurance, medical, salon, real estate, legal, mortgage, and tax services. The address places the property within the 72904 postal area of Sebastian County.
Key Highlights
- Approximately 3,178 square feet of commercial building area
- Situated on a 0.1991‑acre lot
- Grand Ave address in Fort Smith, AR
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
$24,933
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
8.60%
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%
$498,660
$498.7K
Cap Rate 7%
$356,186
$356.2K
Cap Rate 9%
$277,033
$277.0K
Market Conditions
NOI Build-Up for 3,178 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
$38.1K $12.00/SF
− Vacancy
−$2.5K −$0.79/SF
EGI
$35.6K $11.21/SF
− OpEx
−$10.7K −$3.36/SF
NOI
$24.9K $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%
$498,660
Cap Rate 7%
$356,186
Cap Rate 9%
$277,033
Alternative Uses
Best Use
Office B
$453.5K
$396.9K – $529.1K
NOI $31,748 @ 7.0% cap · market cap 10.95%
Second Best
Retail
$356.2K
$311.7K – $415.6K
NOI $24,933 @ 7.0% cap · market cap 8.60%
Theoretical Best
Healthcare Medical
$676.2K
$591.6K – $788.9K
NOI $47,331 @ 7.0% cap · market cap 16.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
Explore this area
Business Placement
Demographics for 72904, AR
22,402
Population
8,406
Households
2.7
Avg Household Size
33
Median Age
7%
College-Educated
67%
High-School Grad
13.7 sq mi
ZIP Area
1,635
Density / Sq Mi
$40,357
Median Household Income
$28,519
Median Earnings
$817
Median Rent
$108,200
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?
Office building - Commercial property offering adaptable office and retail functionality along Grand Ave in Fort Smith.
Where is this office building located?
The property is located at 3314 Grand AVE Fort Smith, AR.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Approximately 3,178 square feet of commercial building area; Situated on a 0.1991‑acre lot; Grand Ave address in Fort Smith, AR
