Office Building with Event
New
For Sale
$1,999,950
5805 S HWY 271, Fort Smith, AR 72908
COMMERCIAL - Fort Smith, AR
Property Size35,719 SF
Lot Size2.91 Acres
Price / SF$55.99
Days on Market7
Property Features for 5805 S HWY 271
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
On the corner of Hwy 271 South and Zero St.
Standard status
Active
APN
18883-0000-02566-00
Size
35,719 SF
Lot size
2.91 Acres
Taxes and HOA fees
Tax Description
PART NW1/4 NW1/4
Tax Annual Amount
23887
Legal Description
PART NW1/4 NW1/4
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
wired for sound
internet and tele connections
training room
admin and conference rooms
natural gas generator
site lighting
security cameras
commercial kitchen/breakroom
warehouse with overhead doors
electronic signage
private entrances
Listing Agency:
Chuck Fawcett Realty FSM
(479) 484-5588
Listed By:
Chuck Fawcett · License #112196
(479) 484-5588
Added: Aug 14
Changed: Aug 17
Last Checked: Aug 20 at 1:06AM
MLS# 1091143
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 35,719-square-foot office building includes a reception area, multiple large rooms, 15 administrative, support, executive, and meeting rooms, plus a 25PP training room. The property has approximately 265 internet and telephone connections, central heating and cooling, two private entrances, and a KVW natural gas generator. A 4,700-square-foot commercial kitchen and breakroom supports on-site functions, while a 3,149-square-foot warehouse provides storage for event equipment. The warehouse includes two overhead doors, including one drive-in door and one sized for large delivery trucks. Restroom facilities include multiple multi-stall configurations and a private executive restroom.
Set on 2.91 acres, the property provides 150 parking spaces with site lighting and security cameras. A mounted, double-sided electronic sign serves the property, which has a reported daily traffic count of 39,000. The building also includes space suited to conferences, showrooms, entertainment, sports, retail, and special events, subject to applicable approvals.
Set on 2.91 acres, the property provides 150 parking spaces with site lighting and security cameras. A mounted, double-sided electronic sign serves the property, which has a reported daily traffic count of 39,000. The building also includes space suited to conferences, showrooms, entertainment, sports, retail, and special events, subject to applicable approvals.
Key Highlights
- 35,719‑square‑foot office building on 2.91 acres
- Approximately 265 existing internet and telephone connections
- 4,700‑square‑foot commercial kitchen and breakroom
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
$163,222
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
8.16%
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%
$3,264,440
$3.3M
Cap Rate 7%
$2,331,743
$2.3M
Cap Rate 9%
$1,813,578
$1.8M
Market Conditions
NOI Build-Up for 35,719 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
$214.3K $6.00/SF
− Vacancy
−$22.3K −$0.62/SF
EGI
$192.0K $5.38/SF
− OpEx
−$28.8K −$0.81/SF
NOI
$163.2K $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%
$3,264,440
Cap Rate 7%
$2,331,743
Cap Rate 9%
$1,813,578
Alternative Uses
Best Use
Office B
$5.10M
$4.46M – $5.95M
NOI $356,833 @ 7.0% cap · market cap 17.84%
Second Best
Warehouse
$2.33M
$2.04M – $2.72M
NOI $163,222 @ 7.0% cap · market cap 8.16%
Theoretical Best
Healthcare Medical
$7.60M
$6.65M – $8.87M
NOI $531,970 @ 7.0% cap · market cap 26.60%
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
384
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office property with conference, training, kitchen, warehouse, and special-event infrastructure.
Where is this office building located?
The property is located at 5805 S HWY 271 Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,999,950.
What are key features of this property?
This property features: 35,719‑square‑foot office building on 2.91 acres; Approximately 265 existing internet and telephone connections; 4,700‑square‑foot commercial kitchen and breakroom
