Historic Mixed-Use
For Sale
$425,000
500 Garrison AVE, Fort Smith, AR 72901
Commercial, Fort Smith, AR
Property Size6,158 SF
Lot Size0.04 Acres
Price / SF$69.02
Days on Market428
Property Features for 500 Garrison AVE
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
On Street
Directions
From Oklahoma enter onto Garrison Ave and property will be on the right.
Standard status
Active
APN
12772-0001-00000-00
Size
6,158 SF
Lot size
0.04 Acres
Taxes and HOA fees
Tax Description
APARTMENT ONE
Tax Annual Amount
1819
Legal Description
APARTMENT ONE
Listing Agency:
O'Neal Real Estate
(479) 739-8087
Listed By:
Aaron O'Neal · License #155637
(918) 774-5743
Added: Jun 19, 2025
Changed: Aug 19
Last Checked: Aug 20 at 2:06AM
MLS# 1081823
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.
This two-story mixed-use property contains 6,158 square feet under roof and combines an operating restaurant with two leased apartments. The upper floor remains unfinished, providing additional interior space for a future configuration. Original brick, vintage woodwork, high ceilings, and large windows contribute to the building’s historic character.
The property is located at 500 Garrison AVE in downtown Fort Smith, with on-street parking available. Its existing commercial and residential components create a varied occupancy profile, while the unfinished second level adds adaptable space within the building. The restaurant and apartments are already in place, and the upper floor can be evaluated for a compatible buildout subject to applicable requirements.
The property is located at 500 Garrison AVE in downtown Fort Smith, with on-street parking available. Its existing commercial and residential components create a varied occupancy profile, while the unfinished second level adds adaptable space within the building. The restaurant and apartments are already in place, and the upper floor can be evaluated for a compatible buildout subject to applicable requirements.
Key Highlights
- 6,158 square feet under roof in a two‑story mixed‑use building
- Operating restaurant occupies the main level
- Two leased apartments provide residential occupancy
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
$36,467
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
8.58%
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%
$729,340
$729.3K
Cap Rate 7%
$520,957
$521.0K
Cap Rate 9%
$405,189
$405.2K
Market Conditions
NOI Build-Up for 6,158 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
$71.7K $11.64/SF
− Vacancy
−$5.4K −$0.87/SF
EGI
$66.3K $10.77/SF
− OpEx
−$29.8K −$4.85/SF
NOI
$36.5K $5.92/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$729,340
Cap Rate 7%
$520,957
Cap Rate 9%
$405,189
Alternative Uses
Best Use
Specialty Retail
$924.4K
$808.8K – $1.08M
NOI $64,705 @ 7.0% cap · market cap 15.22%
Second Best
Mixed Use
$743.4K
$650.5K – $867.4K
NOI $52,041 @ 7.0% cap · market cap 12.24%
Theoretical Best
Healthcare Medical
$1.31M
$1.15M – $1.53M
NOI $91,712 @ 7.0% cap · market cap 21.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,077
Businesses Nearby
19k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Hotels & Casinos 32%
Courtyard Fort Smith Downtown
Hotels & Casinos
5,964 visits/mo
0.3 miles
Valero Energy
Shops & Services
4,908 visits/mo
0.0 miles
Regions Bank
Shops & Services
3,376 visits/mo
0.2 miles
Arvest Bank
Shops & Services
2,692 visits/mo
0.3 miles
Valero Energy
Shops & Services
1,878 visits/mo
0.5 miles
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
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story property combines an operating restaurant, leased apartments, and unfinished upper-level space for future buildout.
Where is this mixed-use property located?
The property is located at 500 Garrison AVE Fort Smith, AR.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 6,158 square feet under roof in a two‑story mixed‑use building; Operating restaurant occupies the main level; Two leased apartments provide residential occupancy
