Office-Warehouse Flex
New
For Sale
$945,000
3904 Ayers Rd, Fort Smith, AR 72908
Three-phase power, LED lighting, and recently checked HVAC support immediate business operations.
Property Size13,964 SF
Price / SF$67.67
Days on Market4
Property Features for 3904 Ayers Rd
General Information
Standard status
Active
Size
13,964 SF
Additional Details
Three-Phase Power
Yes
Building Details
Year Built
1995
Listing Agency:
Simplicity Real Estate Solutions
Listed By:
Jacklyn Perry · License #EB00056958
(479) 935-3844
Source:
Thebesthomeprice
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 18 at 10:58AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Simplicity Real Estate Solutions
Investment Insights
Based on property information with market context.
Located at 3904 Ayers Rd in Fort Smith, this 13,964-square-foot flex space combines office areas with warehouse space in a single facility. Built in 1995, the property includes three-phase electric service, LED lighting, and HVAC that has been checked. The layout is suited to businesses requiring both administrative space and functional operational areas.
The property offers convenient access to major thoroughfares and ample parking. A survey and Phase I environmental assessment have been completed, providing additional documentation for evaluation. The facility is presented as ready for occupancy and can support distribution, service operations, light manufacturing, or regional headquarters functions.
The property offers convenient access to major thoroughfares and ample parking. A survey and Phase I environmental assessment have been completed, providing additional documentation for evaluation. The facility is presented as ready for occupancy and can support distribution, service operations, light manufacturing, or regional headquarters functions.
Key Highlights
- 13,964‑square‑foot office and warehouse flex property
- 3 phase electric service
- LED lighting throughout the facility
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
$75,481
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
7.99%
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%
$1,509,620
$1.5M
Cap Rate 7%
$1,078,300
$1.1M
Cap Rate 9%
$838,678
$838.7K
Market Conditions
NOI Build-Up for 13,964 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
$125.7K $9.00/SF
− Vacancy
−$9.6K −$0.68/SF
EGI
$116.1K $8.32/SF
− OpEx
−$40.6K −$2.91/SF
NOI
$75.5K $5.41/SF
Area
Sebastian County, AR
Vacancy
7.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,509,620
Cap Rate 7%
$1,078,300
Cap Rate 9%
$838,678
Alternative Uses
Best Use
Flex RnD
$1.08M
$943.5K – $1.26M
NOI $75,481 @ 7.0% cap · market cap 7.99%
Second Best
Warehouse
$911.6K
$797.6K – $1.06M
NOI $63,810 @ 7.0% cap · market cap 6.75%
Theoretical Best
Healthcare Medical
$2.97M
$2.60M – $3.47M
NOI $207,969 @ 7.0% cap · market cap 22.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 72908, AR
14,310
Population
6,374
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
7.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$68,697
Median Household Income
$43,234
Median Earnings
$886
Median Rent
$181,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Three-phase power, LED lighting, and recently checked HVAC support immediate business operations.
Where is this flex space located?
The property is located at 3904 Ayers Rd Fort Smith, AR.
What is the asking price?
The asking price for this property is $945,000.
What are key features of this property?
This property features: 13,964‑square‑foot office and warehouse flex property; 3 phase electric service; LED lighting throughout the facility
