Two-Suite Corner Retail
For Sale
$599,000
2700 Grand AVE, Fort Smith, AR 72901
COMMERCIAL - Fort Smith, AR
Property Size2,818 SF
Lot Size0.15 Acres
Price / SF$212.56
Days on Market198
Property Features for 2700 Grand AVE
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Directions
at the intersection of Grand Ave and Greenwood. Across from Taco Bell.
Standard status
Active
APN
18018-0001-00011-00
Size
2,818 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
LOT 1 BLK 11
Tax Annual Amount
1433
Legal Description
LOT 1 BLK 11
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Building Details
Flooring type
Concrete, Carpet, Laminate
Roof type
Other
Listing Agency:
Sagely & Edwards Realtors
(479) 782-8911
Listed By:
Jeff Beauchamp
(479) 782-8911
Added: Jan 28
Changed: Aug 4
Last Checked: Aug 14 at 5:06AM
MLS# 1086842
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 corner storefront property is set up for retail, office, or other business use and contains two suites. Suite A is approximately 2,204 square feet and is currently vacant. Suite B is approximately 600 square feet and is currently leased with a 6-year term plus an additional 10-year option. The property sits on a 0.1508-acre lot and has interior finishes including concrete, laminate, and carpet flooring. Heating is provided via central natural gas, and cooling is electric central air.
The building is located on a corner at 2700 Grand Ave in Fort Smith, AR, across the street from Taco Bell and Little Caesars Pizza, and diagonal across from McDonalds.
Suite A is also available for lease, providing flexibility for an owner-operator or an additional tenant arrangement alongside the existing Suite B lease.
The building is located on a corner at 2700 Grand Ave in Fort Smith, AR, across the street from Taco Bell and Little Caesars Pizza, and diagonal across from McDonalds.
Suite A is also available for lease, providing flexibility for an owner-operator or an additional tenant arrangement alongside the existing Suite B lease.
Key Highlights
- Two‑suite corner storefront property
- Suite A approx 2,204 SF vacant; Suite B approx 600 SF leased
- Suite B lease: 6‑year term with an additional 10‑year option
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
$22,109
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
3.69%
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%
$442,180
$442.2K
Cap Rate 7%
$315,843
$315.8K
Cap Rate 9%
$245,656
$245.7K
Market Conditions
NOI Build-Up for 2,818 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
$33.8K $12.00/SF
− Vacancy
−$2.2K −$0.79/SF
EGI
$31.6K $11.21/SF
− OpEx
−$9.5K −$3.36/SF
NOI
$22.1K $7.85/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$12.00 /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%
$442,180
Cap Rate 7%
$315,843
Cap Rate 9%
$245,656
Alternative Uses
Best Use
Retail
$315.8K
$276.4K – $368.5K
NOI $22,109 @ 7.0% cap · market cap 3.69%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$599.6K
$524.6K – $699.5K
NOI $41,969 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,389
Businesses Nearby
38k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 84%
Hotels & Casinos 16%
Dollar Tree
Shops & Services
9,972 visits/mo
0.5 miles
Courtyard Fort Smith Downtown
Hotels & Casinos
5,964 visits/mo
0.3 miles
Phillips 66
Shops & Services
5,929 visits/mo
0.4 miles
Valero Energy
Shops & Services
4,908 visits/mo
0.4 miles
Regions Bank
Shops & Services
3,376 visits/mo
0.2 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?
Storefront property - Commercial-zoned two-suite storefront on a corner, with Suite B leased and Suite A vacant for retail or office use.
Where is this storefront property located?
The property is located at 2700 Grand AVE Fort Smith, AR.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Two‑suite corner storefront property; Suite A approx 2,204 SF vacant; Suite B approx 600 SF leased; Suite B lease: 6‑year term with an additional 10‑year option
