Mixed-Use Property with Event
For Sale
$1,999,950
5805 HWY 271, Fort Smith, AR 72908
COMMERCIAL - Fort Smith, AR
Property Size35,719 SF
Lot Size2.91 Acres
Price / SF$55.99
Days on Market15
Property Features for 5805 HWY 271
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Corner Lot
Directions
In Fort Smith 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 NW 1/4 NW 1/4
Legal Description
PART NW 1/4 NW 1/4
Amenities
wired for sound
internet and tele connections
training room
meeting rooms
natural gas generator
site lighting
security cameras
commercial kitchen
breakroom
electronic signage
private restroom
private entrances
Listing Agency:
Chuck Fawcett Realty, Inc.
(479) 484-5588
Listed By:
Chuck Fawcett · License #PB00012620
(479) 285-3052
Added: Aug 5
Changed: Aug 19
Last Checked: Aug 19 at 11:06PM
MLS# 1357915
Copyright © 2026 ArkansasONE MLS. 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 mixed-use property occupies 2.91 acres and combines office, event, warehouse, kitchen, and support spaces. The layout includes 5,160-square-foot, 7,553-square-foot, and 6,830-square-foot areas, along with 15 administrative, support, executive, or conference rooms and a 25PP training room. Wiring supports sound and approximately 265 internet and telephone connections. A 4,700-square-foot commercial and catering kitchen/breakroom supports events, while the 3,149-square-foot warehouse provides equipment storage and two overhead doors, including one drive-in door and one door with a well for large trucks.
Site improvements include 150 parking spaces, lighting, security cameras, two private entrances, and a large double-sided electronic sign. A KVW natural gas generator provides 24/7 power. The property fronts Hwy 271 and is positioned to reach daily traffic reported at 39,000. Restroom groupings include 7/7, 3/3, and 2/2, plus a private executive restroom.
Site improvements include 150 parking spaces, lighting, security cameras, two private entrances, and a large double-sided electronic sign. A KVW natural gas generator provides 24/7 power. The property fronts Hwy 271 and is positioned to reach daily traffic reported at 39,000. Restroom groupings include 7/7, 3/3, and 2/2, plus a private executive restroom.
Key Highlights
- 35,719‑square‑foot mixed‑use property on 2.91 acres
- 4,700‑square‑foot commercial/catering kitchen and breakroom
- 3,149‑square‑foot warehouse with 2 overhead doors
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
$134,418
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
6.72%
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%
$2,688,360
$2.7M
Cap Rate 7%
$1,920,257
$1.9M
Cap Rate 9%
$1,493,533
$1.5M
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
−$57.6K −$1.61/SF
NOI
$134.4K $3.76/SF
Area
Sebastian County, AR
Vacancy
10.40%
Lease Rate
$6.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,688,360
Cap Rate 7%
$1,920,257
Cap Rate 9%
$1,493,533
Alternative Uses
Best Use
Office B
$5.10M
$4.46M – $5.95M
NOI $356,833 @ 7.0% cap · market cap 17.84%
Second Best
Mixed Use
$4.31M
$3.77M – $5.03M
NOI $301,861 @ 7.0% cap · market cap 15.09%
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?
Mixed-use property - Adaptable commercial space combines offices, meeting rooms, event support areas, warehouse capacity, and two private entrances.
Where is this mixed-use property located?
The property is located at 5805 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 mixed‑use property on 2.91 acres; 4,700‑square‑foot commercial/catering kitchen and breakroom; 3,149‑square‑foot warehouse with 2 overhead doors
