Service Station and Convenience
For Sale
$750,000
3525 Grand AVE, Fort Smith, AR 72904
COMMERCIAL - Fort Smith, AR
Property Size4,815 SF
Lot Size0.42 Acres
Price / SF$155.76
Days on Market151
Property Features for 3525 Grand AVE
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
Other
Directions
From Intersatate 540 take the Gran Avenue Exit, West. Go past the University on your way downtown, the property is across the street from Tilles Park at 35th and Grand.
Standard status
Active
APN
13553-0022-00030-00
Size
4,815 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
TRACT A BLK 30
Tax Annual Amount
2479
Legal Description
TRACT A BLK 30
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Building Details
Year built
1989
Number of units
1
Flooring type
Vinyl
Roof type
Metal
Listing Agency:
O'Neal Real Estate- Fort Smith
(479) 242-4609
Listed By:
Team Shoppach
(918) 774-5743
Added: Mar 17
Changed: Aug 4
Last Checked: Aug 14 at 5:06AM
MLS# 1087768
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 freestanding service station and convenience store property includes an approximately 1,850-square-foot retail space and nearly 3,000 square feet of shop space. The shop is set up with three overhead bay doors, offering flexibility for automotive service, repairs, or other compatible business use. A security-fenced storage lot adds practical space for day-to-day operations. The fueling station is equipped with six pumps and three fiberglass-lined tanks, including two 10,000-gallon tanks and one 8,000-gallon tank split for premium and ethanol-free fuel.
Built in 1989, the property includes central heating with natural gas and central air with electric cooling. Flooring is vinyl and the roof is metal. The fueling components were updated in 1999 and are regularly inspected. The site sits on a 0.4165-acre lot at 3525 Grand AVE in Fort Smith, AR.
The convenience store and shop are offered with contents and personal property negotiable, supporting a range of ownership options for continued operation.
Built in 1989, the property includes central heating with natural gas and central air with electric cooling. Flooring is vinyl and the roof is metal. The fueling components were updated in 1999 and are regularly inspected. The site sits on a 0.4165-acre lot at 3525 Grand AVE in Fort Smith, AR.
The convenience store and shop are offered with contents and personal property negotiable, supporting a range of ownership options for continued operation.
Key Highlights
- 0.4165‑acre lot at 3525 Grand AVE, Fort Smith, AR 72904
- Approximately 1,850 SF retail space plus nearly 3,000 SF shop space
- Shop includes three overhead bay doors
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
$50,594
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
6.75%
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%
$1,011,880
$1.0M
Cap Rate 7%
$722,771
$722.8K
Cap Rate 9%
$562,156
$562.2K
Market Conditions
NOI Build-Up for 4,815 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
$72.2K $15.00/SF
− Vacancy
−$4.8K −$0.99/SF
EGI
$67.5K $14.01/SF
− OpEx
−$16.9K −$3.50/SF
NOI
$50.6K $10.51/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,011,880
Cap Rate 7%
$722,771
Cap Rate 9%
$562,156
Alternative Uses
Best Use
Specialty Retail
$722.8K
$632.4K – $843.2K
NOI $50,594 @ 7.0% cap · market cap 6.75%
Second Best
Retail
$539.7K
$472.2K – $629.6K
NOI $37,777 @ 7.0% cap · market cap 5.04%
Theoretical Best
Healthcare Medical
$1.02M
$896.4K – $1.20M
NOI $71,711 @ 7.0% cap · market cap 9.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
131
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Valero Energy
Shops & Services
14,970 visits/mo
0.2 miles
U-Haul
Shops & Services
2,182 visits/mo
0.3 miles
Demographics for 72904, AR
22,402
Population
8,406
Households
2.7
Avg Household Size
33
Median Age
7%
College-Educated
67%
High-School Grad
13.7 sq mi
ZIP Area
1,635
Density / Sq Mi
$40,357
Median Household Income
$28,519
Median Earnings
$817
Median Rent
$108,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Freestanding service station with convenience store retail space and an automotive shop with overhead bay doors on a 0.4165-acre lot.
Where is this gas station located?
The property is located at 3525 Grand AVE Fort Smith, AR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 0.4165‑acre lot at 3525 Grand AVE, Fort Smith, AR 72904; Approximately 1,850 SF retail space plus nearly 3,000 SF shop space; Shop includes three overhead bay doors
