Mixed-Use Property with
For Sale
$219,000
5203 E Highway 45, Fort Smith, AR 72916
Flexible commercial layout with private rooms, shared areas, kitchen space, and an oversized garage.
Property Size2,031 SF
Lot Size0.91 Acres
Price / SF$107.83
Days on Market44
Property Features for 5203 E Highway 45
General Information
Standard status
Active
Size
2,031 SF
Lot size
0.91 Acres
Property subtype
CommercialSale
Additional Details
Highway Access
Yes
Amenities
office/private rooms
2 bathrooms
spacious common areas
large kitchen/break area
oversized double garage
fenced backyard
wood deck
Building Details
Buildings
1
Listing Agency:
TRUVI REALTY
(479) 252-0069
Listed By:
Craig Jones
(479) 252-0069
Source:
Assurancerealtyfsm
Added: Jul 18
Changed: Aug 29
Last Checked: Aug 29 at 8:58PM
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 TRUVI REALTY
Investment Insights
Based on property information with market context.
This mixed-use commercial property includes approximately 2,031 htd sq ft on approximately .91 acres. The interior offers multiple private rooms, two bathrooms, shared areas, and a large kitchen or break area. An oversized double garage, fenced backyard, wood deck, and additional space for parking, storage, or expansion are also included. The property was updated for continued commercial functionality, with repainting completed in 2019, a new HVAC system in 2022, a new roof in 2023, new gutters in 2026, and OG&E weatherization upgrades.
Located at 5203 E Highway 45 in Fort Smith, the property is 2.3 miles from I-49 and 3 miles from I-540. The existing configuration supports a range of potential applications identified for the property, including office, retail, medical, daycare, salon, boutique, professional services, and small business operations. Commercial-use possibilities require independent verification.
Located at 5203 E Highway 45 in Fort Smith, the property is 2.3 miles from I-49 and 3 miles from I-540. The existing configuration supports a range of potential applications identified for the property, including office, retail, medical, daycare, salon, boutique, professional services, and small business operations. Commercial-use possibilities require independent verification.
Key Highlights
- Approximately .91 acres with approximately 2,031 htd sq ft
- Multiple private rooms, 2 bathrooms, common areas, and large kitchen/break area
- Oversized double garage, fenced backyard, wood deck, and space for parking or storage
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
$17,164
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
7.84%
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%
$343,280
$343.3K
Cap Rate 7%
$245,200
$245.2K
Cap Rate 9%
$190,711
$190.7K
Market Conditions
NOI Build-Up for 2,031 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
$29.2K $14.40/SF
− Vacancy
−$1.8K −$0.88/SF
EGI
$27.5K $13.52/SF
− OpEx
−$10.3K −$5.07/SF
NOI
$17.2K $8.45/SF
Area
Sebastian County, AR
Vacancy
6.10%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
37.50%
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%
$343,280
Cap Rate 7%
$245,200
Cap Rate 9%
$190,711
Alternative Uses
Best Use
Office B
$289.9K
$253.6K – $338.2K
NOI $20,290 @ 7.0% cap · market cap 9.26%
Second Best
Mixed Use
$245.2K
$214.6K – $286.1K
NOI $17,164 @ 7.0% cap · market cap 7.84%
Theoretical Best
Healthcare Medical
$432.1K
$378.1K – $504.1K
NOI $30,248 @ 7.0% cap · market cap 13.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Explore this area
Business Placement
Demographics for 72916, AR
10,250
Population
4,720
Households
2.2
Avg Household Size
41
Median Age
45%
College-Educated
92%
High-School Grad
37.7 sq mi
ZIP Area
272
Density / Sq Mi
$88,125
Median Household Income
$51,444
Median Earnings
$1,212
Median Rent
$257,100
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?
Mixed-use property - Flexible commercial layout with private rooms, shared areas, kitchen space, and an oversized garage.
Where is this mixed-use property located?
The property is located at 5203 E Highway 45 Fort Smith, AR.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Approximately .91 acres with approximately 2,031 htd sq ft; Multiple private rooms, 2 bathrooms, common areas, and large kitchen/break area; Oversized double garage, fenced backyard, wood deck, and space for parking or storage
