Flex Office and Warehouse
For Sale
Contact for pricing
4609 South 16th Street, Fort Smith, AR 72901
6,000 SF office-and-warehouse building with a built-out front office and on-site loading dock.
Property Size6,000 SF
Price / SF$75
Days on Market102
Property Features for 4609 South 16th Street
General Information
Standard status
Active
Size
6,000 SF
Property subtype
Industrial
Zoning
I-1
Lease Type
Gross
Investment Type
Owner/User
Building Details
Buildings
1
Tenancy
Single
Listing Agency:
Ghan & Cooper Commercial Properties
Listed By:
David Tyler · License #AR AB00081330
(479) 478-6161
Source:
Crexi
Added: Jun 2
Changed: Sep 5
Last Checked: Sep 11 at 6:27AM
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 Ghan & Cooper Commercial Properties
Investment Insights
Based on property information with market context.
This property is a 6,000 SF flex office and warehouse building with a 3,200 SF front office built out with three private offices, a conference room, and restrooms. The remainder of the space supports warehouse operations and includes a loading dock and a dedicated loading door for the warehouse portion.
The building is located at 4609 South 16th Street in Fort Smith, positioned just off Phoenix Ave. The current occupant, Onin Staffing, is in place through December 31, 2026.
For tenants and operators seeking space that combines administrative offices with warehouse functionality, the existing office layout provides ready-to-use private work areas and a conference room alongside warehouse loading capabilities. For buyers, the property’s current occupancy through the stated date can be a consideration when evaluating timing for an owner-occupant or investment strategy.
The building is located at 4609 South 16th Street in Fort Smith, positioned just off Phoenix Ave. The current occupant, Onin Staffing, is in place through December 31, 2026.
For tenants and operators seeking space that combines administrative offices with warehouse functionality, the existing office layout provides ready-to-use private work areas and a conference room alongside warehouse loading capabilities. For buyers, the property’s current occupancy through the stated date can be a consideration when evaluating timing for an owner-occupant or investment strategy.
Key Highlights
- 6,000 SF office‑and‑warehouse building just off Phoenix Ave in Fort Smith
- Onin Staffing occupies the property through Dec. 31, 2026
- Front office totals 3,200 SF with 3 private offices, a conference room, and restrooms
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
$32,432
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
7.21%
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%
$648,640
$648.6K
Cap Rate 7%
$463,314
$463.3K
Cap Rate 9%
$360,356
$360.4K
Market Conditions
NOI Build-Up for 6,000 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
$54.0K $9.00/SF
− Vacancy
−$4.1K −$0.68/SF
EGI
$49.9K $8.32/SF
− OpEx
−$17.5K −$2.91/SF
NOI
$32.4K $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%
$648,640
Cap Rate 7%
$463,314
Cap Rate 9%
$360,356
Alternative Uses
Best Use
Flex RnD
$463.3K
$405.4K – $540.5K
NOI $32,432 @ 7.0% cap · market cap 7.21%
Second Best
Warehouse
$391.7K
$342.7K – $457.0K
NOI $27,418 @ 7.0% cap · market cap 6.09%
Theoretical Best
Healthcare Medical
$1.28M
$1.12M – $1.49M
NOI $89,359 @ 7.0% cap · market cap 19.86%
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
443
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
Median Home Value
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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 - 6,000 SF office-and-warehouse building with a built-out front office and on-site loading dock.
Where is this flex space located?
The property is located at 4609 South 16th Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 6,000 SF office‑and‑warehouse building just off Phoenix Ave in Fort Smith; Onin Staffing occupies the property through Dec. 31, 2026; Front office totals 3,200 SF with 3 private offices, a conference room, and restrooms
