Flex Space with Event
For Sale
$1,999,950
5805 HWY 271, Fort Smith, AR 72908
CommercialSale, Fort Smith, AR
Property Size35,719 SF
Lot Size2.91 Acres
Price / SF$55.99
Days on Market47
Property Features for 5805 HWY 271
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Corner Lot
Directions
In Fort Smith on the corner of Hwy 271 south and Zero St.
Standard status
Active
APN
18883-0000-02566-00
Size
35,719 SF
Lot size
2.91 Acres
Taxes and HOA fees
Tax Description
PART NW 1/4 NW 1/4
Legal Description
PART NW 1/4 NW 1/4
Amenities
wired for sound
security cameras
natural gas generator
commercial kitchen
electronic signage
private entrances
Listing Agency:
Chuck Fawcett Realty, Inc.
(479) 484-5588
Listed By:
Chuck Fawcett · License #PB00012620
(479) 285-3052
Added: Aug 5
Changed: Sep 5
Last Checked: Sep 20 at 4:06AM
MLS# 1357915
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 35,719-square-foot flex property occupies 2.91 acres and combines office, training, meeting, warehouse, kitchen, and event-support areas. The interior includes 15 administrative, support, executive, and conference rooms; a 25PP training room; approximately 265 existing internet and telephone connections; and a 4,700-square-foot commercial catering kitchen and breakroom. A 3,149-square-foot warehouse provides two overhead doors, including one drive-in door. The property also has multiple restroom groupings, a private executive restroom, two private entrances, site lighting, security cameras, and a KVW natural gas generator.
Located on Hwy 271 in Fort Smith, the property includes 150 parking spaces and double-sided electronic signage positioned for reported daily traffic of 39,000. The configuration supports office, conference, showroom, retail, entertainment, sports, and special-event uses identified for the space.
Located on Hwy 271 in Fort Smith, the property includes 150 parking spaces and double-sided electronic signage positioned for reported daily traffic of 39,000. The configuration supports office, conference, showroom, retail, entertainment, sports, and special-event uses identified for the space.
Key Highlights
- 35,719‑square‑foot flex property on 2.91 acres
- 4,700‑square‑foot commercial catering kitchen and breakroom
- 3,149‑square‑foot warehouse with 2 overhead doors, including 1 drive‑in door
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
$163,222
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
8.16%
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%
$3,264,440
$3.3M
Cap Rate 7%
$2,331,743
$2.3M
Cap Rate 9%
$1,813,578
$1.8M
Market Conditions
NOI Build-Up for 35,719 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
$214.3K $6.00/SF
− Vacancy
−$22.3K −$0.62/SF
EGI
$192.0K $5.38/SF
− OpEx
−$28.8K −$0.81/SF
NOI
$163.2K $4.57/SF
Area
Sebastian County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$3,264,440
Cap Rate 7%
$2,331,743
Cap Rate 9%
$1,813,578
Alternative Uses
Best Use
Office B
$5.10M
$4.46M – $5.95M
NOI $356,833 @ 7.0% cap · market cap 17.84%
Second Best
Flex RnD
$2.76M
$2.41M – $3.22M
NOI $193,075 @ 7.0% cap · market cap 9.65%
Theoretical Best
Healthcare Medical
$7.60M
$6.65M – $8.87M
NOI $531,970 @ 7.0% cap · market cap 26.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
384
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72908, AR
14,310
Population
6,374
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
7.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$68,697
Median Household Income
$43,234
Median Earnings
$886
Median Rent
$181,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with offices, meeting rooms, warehouse space, kitchen facilities, and event-oriented infrastructure.
Where is this flex space located?
The property is located at 5805 HWY 271 Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,999,950.
What are key features of this property?
This property features: 35,719‑square‑foot flex property on 2.91 acres; 4,700‑square‑foot commercial catering kitchen and breakroom; 3,149‑square‑foot warehouse with 2 overhead doors, including 1 drive‑in door
