Retail Property in Fort
For Sale
Contact for pricing
Pending
1200 S Waldron Rd, Fort Smith, AR 72903
Stabilized retail property with upside potential in Fort Smith.
Property Size197,686 SF
Days on Market202
Property Features for 1200 S Waldron Rd
General Information
Standard status
Pending
Size
197,686 SF
Property subtype
Retail
Occupancy
92%
Investment Type
Value Add
Net Operating Income
$1,567,995
Building Details
Year Built
1969
Year Renovated
2025
Buildings
4
Units
16
Tenancy
Multi
Listing Agency:
Palomar Real Estate Group
Listed By:
Ryan McArdle · License #GA 319111
Source:
Crexi
Added: Jan 30
Changed: Aug 8
Last Checked: Aug 18 at 3:45PM
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 Palomar Real Estate Group
Investment Insights
Based on property information with market context.
This retail property, located in Fort Smith, Arkansas, offers a substantial area of 197686 square feet. The property represents a stabilized retail opportunity with potential for increased value.
Key Highlights
- Stabilized retail property offering immediate income.
- Presents upside potential for increased revenue.
- Located 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
$1,550,965
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
8.38%
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%
$31,019,300
$31.0M
Cap Rate 7%
$22,156,643
$22.2M
Cap Rate 9%
$17,232,944
$17.2M
Market Conditions
NOI Build-Up for 197,686 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
$2.37M $12.00/SF
− Vacancy
−$156.6K −$0.79/SF
EGI
$2.22M $11.21/SF
− OpEx
−$664.7K −$3.36/SF
NOI
$1.55M $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%
$31,019,300
Cap Rate 7%
$22,156,643
Cap Rate 9%
$17,232,944
Alternative Uses
Best Use
Retail
$22.16M
$19.39M – $25.85M
NOI $1,550,965 @ 7.0% cap · market cap 8.38%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$42.06M
$36.80M – $49.07M
NOI $2,944,177 @ 7.0% cap · market cap 15.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
143
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valero Energy
Shops & Services
14,970 visits/mo
0.5 miles
U-Haul
Shops & Services
2,182 visits/mo
0.5 miles
Demographics for 72903, AR
25,225
Population
12,079
Households
2.1
Avg Household Size
41
Median Age
33%
College-Educated
91%
High-School Grad
16.2 sq mi
ZIP Area
1,557
Density / Sq Mi
$60,186
Median Household Income
$36,560
Median Earnings
$804
Median Rent
$216,200
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 property - Stabilized retail property with upside potential in Fort Smith.
Where is this retail property located?
The property is located at 1200 S Waldron Rd Fort Smith, AR.
What is the asking price?
The asking price for this property is $18,500,000.
What are key features of this property?
This property features: Stabilized retail property offering immediate income.; Presents upside potential for increased revenue.; Located in Fort Smith, AR.
