Office-Warehouse Flex
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 Market319
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
Electric, Central Air
Amenities
3 phase electric
LED Lights
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) 841-1900
Added: Nov 19, 2025
Changed: Sep 7
Last Checked: Oct 4 at 9:06PM
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.
Built in 1995, this 13,964-square-foot flex property combines office and warehouse space within a 0.9829-acre site. The building features vinyl flooring, central heating, electric central air conditioning, and a metal roof. Three-phase electric service supports a range of commercial operations, while LED lighting improves the interior setup. The property is described as ready for occupancy and includes parking on site.
Commercial zoning supports the property’s office and industrial-oriented configuration. A survey and Phase I environmental assessment have been completed, and the HVAC system has been checked. The combination of office area, warehouse capacity, parking, and existing building systems provides a functional layout for an owner-user or business operation requiring both administrative and work areas.
Commercial zoning supports the property’s office and industrial-oriented configuration. A survey and Phase I environmental assessment have been completed, and the HVAC system has been checked. The combination of office area, warehouse capacity, parking, and existing building systems provides a functional layout for an owner-user or business operation requiring both administrative and work areas.
Key Highlights
- 13,964 square feet on 0.9829 acres
- Flex configuration with office and warehouse areas
- Commercial zoning
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
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Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Commercially zoned facility with adaptable office and warehouse areas, three-phase power, and updated lighting.
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 feet on 0.9829 acres; Flex configuration with office and warehouse areas; Commercial zoning
