Automotive Shop with Wash
For Sale
$450,000
2900 Kelley Highway, Fort Smith, AR 72904
Established automotive facility with service infrastructure, storage, remodeled customer area, and secured outdoor space.
Property Size6,296 SF
Price / SF$71.47
Days on Market17
Property Features for 2900 Kelley Highway
General Information
Standard status
Active
Size
6,296 SF
Property subtype
CommercialSale
Listing Agency:
River City Realty, LLC
(479) 883-9564
Listed By:
Glenda Edwards
(479) 883-9564
Source:
Assurancerealtyfsm
Added: Aug 16
Changed: Aug 29
Last Checked: Aug 31 at 5:02PM
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 River City Realty, LLC
Investment Insights
Based on property information with market context.
This automotive shop includes 6,296 square feet with four overhead doors, including three regular-size doors and one double door. The service area is equipped with four Rotary car lifts—three rated at 10,000 lb and one at 12,000 lb—along with a wash bay and a large air compressor serving the shop. Three heating and air units are present; one serves the office, while the other two are not in use and are not warranted.
The property at 2900 Kelley Highway in Fort Smith, AR, includes a remodeled waiting room, two half baths, and a separate bathroom with a toilet and shower. A second floor provides storage space. The rear lot has an 8-foot privacy fence, while the remaining perimeter is enclosed with chain-link fencing. Access includes a double gate on the 29th St side and a sliding gate at the front.
The property at 2900 Kelley Highway in Fort Smith, AR, includes a remodeled waiting room, two half baths, and a separate bathroom with a toilet and shower. A second floor provides storage space. The rear lot has an 8-foot privacy fence, while the remaining perimeter is enclosed with chain-link fencing. Access includes a double gate on the 29th St side and a sliding gate at the front.
Key Highlights
- 6,296‑square‑foot automotive shop at 2900 Kelley Highway, Fort Smith, AR 72904
- Four overhead doors: 3 regular‑size doors and one double door
- Four Rotary car lifts: 3 rated at 10,000 lb and one at 12,000 lb
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
$23,693
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
5.27%
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%
$473,860
$473.9K
Cap Rate 7%
$338,471
$338.5K
Cap Rate 9%
$263,256
$263.3K
Market Conditions
NOI Build-Up for 6,296 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
$37.8K $6.00/SF
− Vacancy
−$3.9K −$0.62/SF
EGI
$33.8K $5.38/SF
− OpEx
−$10.2K −$1.61/SF
NOI
$23.7K $3.76/SF
Area
Sebastian County, AR
Vacancy
10.40%
Lease Rate
$6.00 /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%
$473,860
Cap Rate 7%
$338,471
Cap Rate 9%
$263,256
Alternative Uses
Best Use
Retail
$705.7K
$617.5K – $823.3K
NOI $49,396 @ 7.0% cap · market cap 10.98%
Second Best
Industrial
$338.5K
$296.2K – $394.9K
NOI $23,693 @ 7.0% cap · market cap 5.27%
Theoretical Best
Healthcare Medical
$1.34M
$1.17M – $1.56M
NOI $93,768 @ 7.0% cap · market cap 20.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
290
Businesses Nearby
13k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 86%
Shops & Services 14%
SONIC Drive In
Dining
10,939 visits/mo
0.2 miles
Valero Energy
Shops & Services
1,792 visits/mo
0.4 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
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- RS Auto and Body LLC — 3100 N O St, Fort Smith, AR 72904
Frequently Asked Questions
What type of property is this?
Auto shop - Established automotive facility with service infrastructure, storage, remodeled customer area, and secured outdoor space.
Where is this auto shop located?
The property is located at 2900 Kelley Highway Fort Smith, AR.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 6,296‑square‑foot automotive shop at 2900 Kelley Highway, Fort Smith, AR 72904; Four overhead doors: 3 regular‑size doors and one double door; Four Rotary car lifts: 3 rated at 10,000 lb and one at 12,000 lb
