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    Iconic Commercial Property in Entertainment District Title is generated by Realmo AI

    21 N 2nd ST, Fort Smith, AR 72901

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    Claim this Listing
    For Sale
    $1,149,000

    COMMERCIAL - Fort Smith, AR

    Property size:
    10,800 SF
    Lot size:
    0.15 Acres
    Price / SF:
    $106/SF
    Added:
    Jul 14, 2025
    Days on Market:
    308
    Last Refresh:
    May 17 at 9:06 am

    Property Features for 21 N 2nd ST

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Rooms
    Basement
    Parking features
    On Street
    Standard status
    Active
    APN
    11317-0007-00008-00
    Size
    10,800 SF
    Lot size
    0.15 Acres

    Taxes and HOA fees

    Tax Description
    LOT 7 BLK 8
    Tax Annual Amount
    7001

    Utilities

    Heating system
    Natural Gas, Central
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    1845
    Number of units
    2
    Flooring type
    Carpet, Wood, Laminate
    Roof type
    Other

    We can help!

    Listing Contact
    Team Shoppach

    Listing agent Team Shoppach

    Listing office O'Neal Real Estate- Fort Smith 2500 Rogers Ave. Suite 1, Roland, AR

    Listing date Jul 14, 2025

    MLS# 1082304

    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.

    HighLights

    • High annual income in the six figures with long‑term tenants
    • Prime location in the vibrant Entertainment District
    • Fully revitalized with modern updates to all major systems
    • Total area of 10,800 square feet with leased office space and a restaurant/bar
    • Free public parking lot conveniently located across the street
    • Iconic Class A commercial property with over 150 years of local history

    Overview

    This commercial property, known as "The Hole in the Wall" building, offers a total area of 10,800 square feet. The top floor provides 4,700 square feet of leased office space, occupied by professional tenants. The bottom floor features 6,100 square feet leased as a restaurant and bar. Located in the Entertainment District, the building is near the Amphitheater, Public Event Buildings, and national and local museums. A free public parking lot is situated across the street. The property has been revitalized with modern updates, including electrical, plumbing, skylights, roof, HVAC, and fire suppression systems. The property generates annual income in the six figures and is occupied by long-term tenants. The lot size is 0.15 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    21 West End Restaurant Edward Jones - Financial ... Financial Advisor Arkansas Legal Center Law Firm Harper Law Firm, ... Law Firm Harper Law Firm ... Law Firm

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Law Firm Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Smith
    County
    Sebastian
    State
    Arkansas
    Longitude
    -94.428479
    Latitude
    35.390597

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    FAQs

    What type of property is this?
    Mixed-use property - 10,800 SF mixed-use property in Fort Smith's Entertainment District.
    Where is this mixed-use property located?
    The property is located at 21 N 2nd ST Fort Smith, AR.
    What is the asking price?
    The asking price for this property is $1,149,000.
    What are key features of this property?
    This property features: High annual income in the six figures with long‑term tenants; Prime location in the vibrant Entertainment District; Fully revitalized with modern updates to all major systems
    (918) 774-5743
    We can help!
    Listing Contact
    Team Shoppach
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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