Six-Bay Self-Service Car
For Sale
$164,900
1400 N 11th Street, Fort Smith, AR 72901
Coin-operated wash equipment and covered vacuum stations remain in place for restoration or repositioning.
Property Size2,280 SF
Price / SF$72.32
Days on Market42
Property Features for 1400 N 11th Street
General Information
Standard status
Active
Size
2,280 SF
Property subtype
CommercialSale
Listing Agency:
Bradford & Udouj Realtors
(479) 629-1147
Listed By:
Bobbie Miller · License #SA00047805
(479) 629-1147
Source:
Assurancerealtyfsm
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 4:22PM
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 Bradford & Udouj Realtors
Investment Insights
Based on property information with market context.
This 2,280-square-foot self-service car wash includes six covered wash bays, four covered vacuum stations, basic wash equipment, and a coin-operated operating system. The existing improvements are configured for car wash use, but the structure shows wear and requires repairs or upgrades before returning to full operation. The property is offered AS-IS.
Located at 1400 N 11th Street in Fort Smith, Arkansas, the site sits along a main road with stated visibility and accessibility. The property may also support repositioning for another commercial use, subject to applicable approvals and site requirements.
Located at 1400 N 11th Street in Fort Smith, Arkansas, the site sits along a main road with stated visibility and accessibility. The property may also support repositioning for another commercial use, subject to applicable approvals and site requirements.
Key Highlights
- Six covered wash bays with basic equipment
- Four covered vacuum stations
- Coin‑operated car wash system
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
$8,580
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
5.20%
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%
$171,600
$171.6K
Cap Rate 7%
$122,571
$122.6K
Cap Rate 9%
$95,333
$95.3K
Market Conditions
NOI Build-Up for 2,280 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
$13.7K $6.00/SF
− Vacancy
−$1.4K −$0.62/SF
EGI
$12.3K $5.38/SF
− OpEx
−$3.7K −$1.61/SF
NOI
$8.6K $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%
$171,600
Cap Rate 7%
$122,571
Cap Rate 9%
$95,333
Alternative Uses
Best Use
Specialty Retail
$342.2K
$299.5K – $399.3K
NOI $23,957 @ 7.0% cap · market cap 14.53%
Second Best
Retail
$255.5K
$223.6K – $298.1K
NOI $17,888 @ 7.0% cap · market cap 10.85%
Theoretical Best
Healthcare Medical
$485.1K
$424.5K – $565.9K
NOI $33,956 @ 7.0% cap · market cap 20.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
519
Businesses Nearby
7k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
7,183 visits/mo
0.5 miles
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
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?
Self service car wash - Coin-operated wash equipment and covered vacuum stations remain in place for restoration or repositioning.
Where is this self service car wash located?
The property is located at 1400 N 11th Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $164,900.
What are key features of this property?
This property features: Six covered wash bays with basic equipment; Four covered vacuum stations; Coin‑operated car wash system
