Flex Space Office/Warehouse
For Sale
$945,000
3904 Ayers RD, Fort Smith, AR 72908
COMMERCIAL - Fort Smith, AR
Property Size13,964 SF
Lot Size0.98 Acres
Price / SF$67.67
Days on Market268
Property Features for 3904 Ayers RD
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
southeast corner of Ball St. & Ayers Road
Standard status
Active
APN
14000-0004-00000-02
Size
13,964 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Description
PART TRACT 4
Tax Annual Amount
5073
Legal Description
PART TRACT 4
Utilities
Heating system
Central
Cooling system
Central Air, Electric
Building Details
Year built
1995
Flooring type
Vinyl
Roof type
Metal
Listing Agency:
Simplicity Real Estate Solutions
(479) 935-3844
Listed By:
Jacklyn Perry · License #EB00056958
(479) 935-3844
Added: Nov 19, 2025
Changed: Aug 4
Last Checked: Aug 14 at 5:06AM
MLS# 1085396
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.
Versatile flex space combining office functionality with flexible warehouse areas, designed for companies needing efficient layout and room to expand. The facility supports distribution, service operations, light manufacturing, or a regional headquarters setup, with a practical mix of office and warehouse space.
The property sits on a 0.9829-acre lot and totals 13,964 square feet, zoned Commercial. It is described as well-positioned with convenient access to major thoroughfares and ample parking.
Operational improvements and due diligence items are noted, including 3 phase electric, LED lights, and that the survey and Phase I environmental have been performed. Central heating with electric, central air cooling is in place. Flooring is listed as vinyl, and the roof is metal. Built in 1995, the property is described as ready to occupy, with HVAC checked.
The property sits on a 0.9829-acre lot and totals 13,964 square feet, zoned Commercial. It is described as well-positioned with convenient access to major thoroughfares and ample parking.
Operational improvements and due diligence items are noted, including 3 phase electric, LED lights, and that the survey and Phase I environmental have been performed. Central heating with electric, central air cooling is in place. Flooring is listed as vinyl, and the roof is metal. Built in 1995, the property is described as ready to occupy, with HVAC checked.
Key Highlights
- 0.9829‑acre lot size
- 13,964 SF flex space total
- 3 phase electric
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
Office B
$1.99M
$1.74M – $2.33M
NOI $139,500 @ 7.0% cap · market cap 14.76%
Second Best
Flex RnD
$1.08M
$943.5K – $1.26M
NOI $75,481 @ 7.0% cap · market cap 7.99%
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
Property Profile
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercial flex space with central HVAC, electric central air, and warehouse support for a variety of 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: 0.9829‑acre lot size; 13,964 SF flex space total; 3 phase electric
