Flex Space with Drive-In
For Sale
$375,000
1408 Towson Avenue, Fort Smith, AR 72901
COMMERCIAL - Fort Smith, AR
Property Size7,520 SF
Lot Size0.32 Acres
Price / SF$49.87
Days on Market267
Property Features for 1408 Towson Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Between South M and South N Streets along Towson Ave in Fort Smith, AR
Standard status
Active
APN
10180-0010-00005-00
Size
7,520 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
see tax card
Legal Description
see tax card
Building Details
Year built
1994
Listing Agency:
Colliers International - Branch Office
(479) 636-9000
Listed By:
John Rowland · License #SA00076429
(501) 804-2514
Added: Nov 26, 2025
Changed: Aug 19
Last Checked: Aug 20 at 3:06AM
MLS# 1329527
Copyright © 2026 ArkansasONE MLS. 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.
Built in 1994, this 7,520-square-foot flex property combines 2,668 square feet of office area with 4,852 square feet of warehouse space. Four drive-in roll-up doors support warehouse access and loading activity, while General Commercial zoning accommodates the property’s commercial configuration.
The property occupies 0.32 acres at 1408 Towson Avenue in Fort Smith, Arkansas. The site is positioned along a corridor reporting average daily traffic of 20,000 VPD, providing a clearly identified commercial setting for the existing office and warehouse layout.
The property occupies 0.32 acres at 1408 Towson Avenue in Fort Smith, Arkansas. The site is positioned along a corridor reporting average daily traffic of 20,000 VPD, providing a clearly identified commercial setting for the existing office and warehouse layout.
Key Highlights
- 7,520 SF flex property with 2,668 sf of office and 4,852 sf of warehouse space
- Four drive‑in roll‑up doors
- General Commercial zoning
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
$34,363
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
9.16%
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%
$687,260
$687.3K
Cap Rate 7%
$490,900
$490.9K
Cap Rate 9%
$381,811
$381.8K
Market Conditions
NOI Build-Up for 7,520 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
$45.1K $6.00/SF
− Vacancy
−$4.7K −$0.62/SF
EGI
$40.4K $5.38/SF
− OpEx
−$6.1K −$0.81/SF
NOI
$34.4K $4.57/SF
Area
Sebastian County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$687,260
Cap Rate 7%
$490,900
Cap Rate 9%
$381,811
Alternative Uses
Best Use
Office B
$1.07M
$939.1K – $1.25M
NOI $75,125 @ 7.0% cap · market cap 20.03%
Second Best
Flex RnD
$580.7K
$508.1K – $677.5K
NOI $40,649 @ 7.0% cap · market cap 10.84%
Theoretical Best
Healthcare Medical
$1.60M
$1.40M – $1.87M
NOI $111,997 @ 7.0% cap · market cap 29.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
804
Businesses Nearby
Under-served
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
Market
Vacancy Rate% for Office 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?
Flex space - Commercial flex property combining dedicated office space with warehouse functionality and roll-up access.
Where is this flex space located?
The property is located at 1408 Towson Avenue Fort Smith, AR.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 7,520 SF flex property with 2,668 sf of office and 4,852 sf of warehouse space; Four drive‑in roll‑up doors; General Commercial zoning
