Manufacturing Warehouse with Grade-Level
For Sale
$945,000
3904 Ayers Road, Fort Smith, AR 72908
COMMERCIAL - Fort Smith, AR
Property Size13,964 SF
Lot Size0.98 Acres
Price / SF$67.67
Days on Market939
Property Features for 3904 Ayers Road
General Information
Property type
Commercial Sale
Property subtype
Other
Appliances
ElectricWaterHeater
Lot features
City Lot, Industrial Park
Directions
Southbound on Hwy. 45, turn Right onto Ayers Road, SEC of Ayers & Ball Road
Standard status
Active
APN
14000-0004-00000-02
Size
13,964 SF
Lot size
0.98 Acres
Taxes and HOA fees
Tax Description
Industrial Park South #3
Tax Annual Amount
5073
Legal Description
Industrial Park South #3
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1990
Flooring type
Concrete, Laminate
Building materials
MetalSiding
Roof type
Metal
Listing Agency:
Simplicity Real Estate Solutions
(479) 420-0531
Listed By:
Jacci Perry · License #EB00056958
(479) 841-1900
Added: Jan 24, 2024
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# 1265368
Copyright © 2026 ArkansasONE MLS. 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 13,964-square-foot manufacturing facility sits on 0.9829 acres and was built in 1990. The metal-sided building has a metal roof, concrete and laminate flooring, central heating and central air, plus a 10 x 12 grade-level door with a 14' side wall. Three-phase electric supports industrial operations, while 25 surface parking spaces serve the property.
The facility is positioned 1 mile from I-540, 1/2 mile from Hwy. 71 South, and 0.3 mile from Hwy. 45. Public water and public sewer are in place, and the property includes an electric water heater.
The facility is positioned 1 mile from I-540, 1/2 mile from Hwy. 71 South, and 0.3 mile from Hwy. 45. Public water and public sewer are in place, and the property includes an electric water heater.
Key Highlights
- 13,964‑square‑foot manufacturing facility on 0.9829 acres
- 10 x 12 grade‑level door with a 14' side wall
- Three‑phase electric service for manufacturing operations
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
$63,810
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%
$1,276,200
$1.3M
Cap Rate 7%
$911,571
$911.6K
Cap Rate 9%
$709,000
$709.0K
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
$83.8K $6.00/SF
− Vacancy
−$8.7K −$0.62/SF
EGI
$75.1K $5.38/SF
− OpEx
−$11.3K −$0.81/SF
NOI
$63.8K $4.57/SF
Area
Sebastian County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
15.00%
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%
$1,276,200
Cap Rate 7%
$911,571
Cap Rate 9%
$709,000
Alternative Uses
Best Use
Warehouse
$911.6K
$797.6K – $1.06M
NOI $63,810 @ 7.0% cap · market cap 6.75%
Second Best
Industrial
$750.7K
$656.9K – $875.8K
NOI $52,549 @ 7.0% cap · market cap 5.56%
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
Lease Details
1
Drive-in doors
Location Intelligence
Trade Area within ½ mile
176
Businesses Nearby
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 Industrial 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?
Manufacturing property - Metal-sided industrial facility with concrete flooring, three-phase power, surface parking, and public water and sewer service.
Where is this manufacturing property located?
The property is located at 3904 Ayers Road 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 manufacturing facility on 0.9829 acres; 10 x 12 grade‑level door with a 14' side wall; Three‑phase electric service for manufacturing operations
