Corner-Lot Flex
For Sale
$124,000
5420 S 28th ST, Fort Smith, AR 72901
Commercial, Fort Smith, AR
Property Size800 SF
Lot Size0.32 Acres
Price / SF$155
Days on Market55
Property Features for 5420 S 28th ST
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial
Directions
From I-540 and Rogers Ave, head South on I-540, continue for 3 miles, take exit 11 onto Zero St., AR-255, turn right on S Zero St., continue for 0.5 miles, turn right onto South 28th St., about 600' destination is on your left. 5420 S 28th St., FSM 72901
Standard status
Active
APN
17162-0006-00009-00
Size
800 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
LOT 6A BLK 9
Tax Annual Amount
454
Legal Description
LOT 6A BLK 9
Listing Agency:
McGraw REALTORS
(479) 226-3931
Listed By:
Allison Gibson
(479) 222-4406
Added: Jul 27
Changed: Sep 5
Last Checked: Sep 19 at 4:06AM
MLS# 1090690
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 800-square-foot flex space combines office and warehouse functionality within an industrial-zoned property. The building occupies a 0.32-acre corner lot, providing a compact commercial footprint for office, storage, and related operational needs.
Located at 5420 S 28th ST in Fort Smith, Arkansas, the property is positioned in the 72901 postal area of Sebastian County. Its corner-lot configuration and combined office/warehouse layout provide the key physical characteristics of this commercial property.
Located at 5420 S 28th ST in Fort Smith, Arkansas, the property is positioned in the 72901 postal area of Sebastian County. Its corner-lot configuration and combined office/warehouse layout provide the key physical characteristics of this commercial property.
Key Highlights
- 800‑square‑foot office and warehouse space
- 0.32‑acre corner lot
- Industrial 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
$7,992
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
6.45%
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%
$159,840
$159.8K
Cap Rate 7%
$114,171
$114.2K
Cap Rate 9%
$88,800
$88.8K
Market Conditions
NOI Build-Up for 800 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
$11.5K $14.40/SF
− Vacancy
−$864 −$1.08/SF
EGI
$10.7K $13.32/SF
− OpEx
−$2.7K −$3.33/SF
NOI
$8.0K $9.99/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$159,840
Cap Rate 7%
$114,171
Cap Rate 9%
$88,800
Alternative Uses
Best Use
Office B
$114.2K
$99.9K – $133.2K
NOI $7,992 @ 7.0% cap · market cap 6.45%
Second Best
Flex RnD
$61.8K
$54.1K – $72.1K
NOI $4,324 @ 7.0% cap · market cap 3.49%
Theoretical Best
Healthcare Medical
$170.2K
$148.9K – $198.6K
NOI $11,915 @ 7.0% cap · market cap 9.61%
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
539
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
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 - Industrial-zoned office and warehouse space on a corner lot.
Where is this flex space located?
The property is located at 5420 S 28th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $124,000.
What are key features of this property?
This property features: 800‑square‑foot office and warehouse space; 0.32‑acre corner lot; Industrial zoning
