Flex Building with Overhead
New
For Sale
$299,000
1315 S 11th St, Fort Smith, AR 72901
Versatile commercial building with office areas, shower-equipped bathrooms, storage loft space, and loading access.
Property Size3,500 SF
Price / SF$85.43
Days on Market3
Property Features for 1315 S 11th St
General Information
Standard status
Active
Size
3,500 SF
Building Details
Year Built
1972
Building Size
3,500 SF
Listing Agency:
O'Neal Real Estate
Listed By:
Aaron O'Neal
(479) 739-8087
Source:
Thebesthomeprice
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 2:56PM
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 O'Neal Real Estate
Investment Insights
Based on property information with market context.
This 3,500-square-foot flex building in Fort Smith, AR, was built in 1972 and offers a combination of office and utility-oriented space. Interior features include several office areas, multiple bathrooms with showers, and a loft that provides additional storage capacity.
Overhead doors support loading and unloading operations, adding practical functionality for a range of commercial uses. The property is located at 1315 S 11th St in Fort Smith, Arkansas.
Overhead doors support loading and unloading operations, adding practical functionality for a range of commercial uses. The property is located at 1315 S 11th St in Fort Smith, Arkansas.
Key Highlights
- 3,500 square feet of flex space
- Several office spaces within the building
- Multiple bathrooms with showers
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
$18,919
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
6.33%
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%
$378,380
$378.4K
Cap Rate 7%
$270,271
$270.3K
Cap Rate 9%
$210,211
$210.2K
Market Conditions
NOI Build-Up for 3,500 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
$31.5K $9.00/SF
− Vacancy
−$2.4K −$0.68/SF
EGI
$29.1K $8.32/SF
− OpEx
−$10.2K −$2.91/SF
NOI
$18.9K $5.41/SF
Area
Sebastian County, AR
Vacancy
7.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$378,380
Cap Rate 7%
$270,271
Cap Rate 9%
$210,211
Alternative Uses
Best Use
Flex RnD
$270.3K
$236.5K – $315.3K
NOI $18,919 @ 7.0% cap · market cap 6.33%
Second Best
Warehouse
$228.5K
$199.9K – $266.6K
NOI $15,994 @ 7.0% cap · market cap 5.35%
Theoretical Best
Healthcare Medical
$744.7K
$651.6K – $868.8K
NOI $52,126 @ 7.0% cap · market cap 17.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
634
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
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 Industrial in South region
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Similar Off Market Nearby
- Silver’s NC BBQ — 1121 Garrison Ave, Fort Smith, AR 72901
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Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with office areas, shower-equipped bathrooms, storage loft space, and loading access.
Where is this flex space located?
The property is located at 1315 S 11th St Fort Smith, AR.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 3,500 square feet of flex space; Several office spaces within the building; Multiple bathrooms with showers
