Self-Service Car Wash with Covered
For Sale
$164,900
Pending
1400 N 11th ST, Fort Smith, AR 72901
COMMERCIAL - Fort Smith, AR
Property Size2,280 SF
Lot Size0.46 Acres
Days on Market276
Property Features for 1400 N 11th ST
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
From Rogers Ave heading N toward Downtown, turn R onto N 11th St. (N11th is a one-way street) Carwash is on the right (before merging onto Midland).
Standard status
Pending
APN
16907-0012-00001-00
Size
2,280 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Description
Lot 11A Block 1
Tax Annual Amount
1767
Legal Description
Lot 11A Block 1
Building Details
Flooring type
Brick
Listing Agency:
Bradford & Udouj Realtors
(479) 646-5539
Listed By:
Bobbie Miller · License #SA00047805
(479) 629-1147
Added: Nov 17, 2025
Changed: Aug 15
Last Checked: Aug 20 at 2:06AM
MLS# 1085371
Copyright © 2026 Western River Valley Board of REALTORS®. 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 2,280-square-foot self-service car wash includes six covered wash bays, four covered vacuum stations, and coin-operated equipment. The older facility exhibits wear and requires repairs or upgrades before returning to full operation. The property is offered AS-IS, with the existing improvements providing a foundation for restoration or a different commercial use.
Located at 1400 N 11th ST in Fort Smith, the site fronts a main road and provides access and exposure for passing local traffic. The 0.4584-acre parcel combines an operating history as a car wash with an existing commercial structure and covered service components, supporting consideration of either rehabilitation or site repositioning.
Located at 1400 N 11th ST in Fort Smith, the site fronts a main road and provides access and exposure for passing local traffic. The 0.4584-acre parcel combines an operating history as a car wash with an existing commercial structure and covered service components, supporting consideration of either rehabilitation or site repositioning.
Key Highlights
- Six covered self‑service wash bays
- Four covered vacuum stations
- Coin‑operated 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
Lease Details
Yes
Paved road access
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 - Existing coin-operated wash facility along a main road with covered service areas and redevelopment flexibility.
Where is this self service car wash located?
The property is located at 1400 N 11th ST 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 self‑service wash bays; Four covered vacuum stations; Coin‑operated wash system
