Gas Station With Auto
For Sale
$750,000
3525 Grand AVE, Fort Smith, AR 72904
Commercial, Fort Smith, AR
Property Size4,815 SF
Lot Size0.42 Acres
Price / SF$155.76
Days on Market175
Property Features for 3525 Grand AVE
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Other
Directions
From Intersatate 540 take the Gran Avenue Exit, West. Go past the University on your way downtown, the property is across the street from Tilles Park at 35th and Grand.
Standard status
Active
APN
13553-0022-00030-00
Size
4,815 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
TRACT A BLK 30
Tax Annual Amount
2479
Legal Description
TRACT A BLK 30
Utilities
Heating system
Natural Gas, Central
Cooling system
Central Air, Electric
Amenities
security-fenced storage lot
overhead bay doors
Building Details
Year built
1989
Number of units
1
Flooring type
Vinyl
Roof type
Metal
Listing Agency:
O'Neal Real Estate- Fort Smith
(479) 242-4609
Listed By:
Team Shoppach
(918) 774-5743
Added: Mar 17
Changed: Sep 5
Last Checked: Sep 7 at 7:06PM
MLS# 1087768
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 gas station property combines an 1,850-square-foot retail area with nearly 3,000 square feet of automotive shop space. The shop includes three overhead bay doors, while a security-fenced storage lot supports additional on-site functionality. The fueling component has six pumps and three fiberglass-lined tanks: two 10,000-gallon tanks and one 8,000-gallon tank divided for premium and ethanol-free fuel. The building was constructed in 1989, updated in 1999, and includes vinyl flooring, a metal roof, natural gas and central heating, and electric central air conditioning.
Located on Grand Avenue in Fort Smith, the property sits across from Tilles Park and along an east-west corridor connecting Downtown with the University. Interstate access is also identified as part of the surrounding setting. Contents and personal property are negotiable.
Located on Grand Avenue in Fort Smith, the property sits across from Tilles Park and along an east-west corridor connecting Downtown with the University. Interstate access is also identified as part of the surrounding setting. Contents and personal property are negotiable.
Key Highlights
- 1,850‑square‑foot retail area paired with nearly 3,000 square feet of shop space
- Automotive shop includes three overhead bay doors
- Six fueling pumps and three fiberglass‑lined storage tanks
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
$50,594
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
6.75%
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%
$1,011,880
$1.0M
Cap Rate 7%
$722,771
$722.8K
Cap Rate 9%
$562,156
$562.2K
Market Conditions
NOI Build-Up for 4,815 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
$72.2K $15.00/SF
− Vacancy
−$4.8K −$0.99/SF
EGI
$67.5K $14.01/SF
− OpEx
−$16.9K −$3.50/SF
NOI
$50.6K $10.51/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$15.00 /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%
$1,011,880
Cap Rate 7%
$722,771
Cap Rate 9%
$562,156
Alternative Uses
Best Use
Specialty Retail
$722.8K
$632.4K – $843.2K
NOI $50,594 @ 7.0% cap · market cap 6.75%
Second Best
Retail
$539.7K
$472.2K – $629.6K
NOI $37,777 @ 7.0% cap · market cap 5.04%
Theoretical Best
Healthcare Medical
$1.02M
$896.4K – $1.20M
NOI $71,711 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
484
Businesses Nearby
22k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 55%
Dining 38%
Home Improvements & Furnishings 7%
KFC
Dining
8,308 visits/mo
0.5 miles
Family Dollar
Shops & Services
5,202 visits/mo
0.2 miles
O'Reilly Auto Parts
Shops & Services
2,491 visits/mo
0.5 miles
Citgo
Shops & Services
2,414 visits/mo
0.2 miles
Cadence Bank
Shops & Services
2,050 visits/mo
0.3 miles
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 Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Gas station - Fueling, retail, and secured automotive service facilities occupy one commercial property.
Where is this gas station located?
The property is located at 3525 Grand AVE Fort Smith, 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: 1,850‑square‑foot retail area paired with nearly 3,000 square feet of shop space; Automotive shop includes three overhead bay doors; Six fueling pumps and three fiberglass‑lined storage tanks
