NNN Commercial
For Sale
Contact for pricing
6501 S Zero St, Fort Smith, AR 72903
Occupied under an NNN lease with scheduled annual base-rent increases.
Property Size16,150 SF
Price / SF$108.36
Days on Market9
Property Features for 6501 S Zero St
General Information
Standard status
Active
Size
16,150 SF
Property subtype
INDUSTRIAL
Financials
Cap Rate
6%
Gross Income
$109,216
Building Details
Building Size
16,150 SF
Listing Agency:
Seiter & Wright Commercial Properties
(479) 785-4343
Listed By:
Jerry Seiter · License #PB00062856,OK156921
(479) 785-4343
Source:
Moodyscre
Added: Aug 12
Changed: Aug 15
Last Checked: Aug 19 at 2:12PM
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 Seiter & Wright Commercial Properties
Investment Insights
Based on property information with market context.
This 16,150-square-foot commercial property at 6501 S Zero St in Fort Smith includes a 5,000 SF addition completed recently. The building is occupied by All American Building Products, which has operated from this location since 2007 and has been in business for more than 30 years.
The property is leased under an NNN structure through January 31, 2029. The lease provides 2% annual base-rent increases during the current term, followed by two additional five-year renewal options. The first renewal includes 2.5% annual increases, while the second provides 3% annual increases. Landlord obligations include the building structure, roof, and parking lot.
The property is leased under an NNN structure through January 31, 2029. The lease provides 2% annual base-rent increases during the current term, followed by two additional five-year renewal options. The first renewal includes 2.5% annual increases, while the second provides 3% annual increases. Landlord obligations include the building structure, roof, and parking lot.
Key Highlights
- 16,150 square feet with a recent 5,000 SF addition
- NNN lease runs through January 31, 2029
- Two additional five‑year renewal options
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
$73,799
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
4.22%
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%
$1,475,980
$1.5M
Cap Rate 7%
$1,054,271
$1.1M
Cap Rate 9%
$819,989
$820.0K
Market Conditions
NOI Build-Up for 16,150 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
$96.9K $6.00/SF
− Vacancy
−$10.1K −$0.62/SF
EGI
$86.8K $5.38/SF
− OpEx
−$13.0K −$0.81/SF
NOI
$73.8K $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%
$1,475,980
Cap Rate 7%
$1,054,271
Cap Rate 9%
$819,989
Alternative Uses
Best Use
Warehouse
$1.05M
$922.5K – $1.23M
NOI $73,799 @ 7.0% cap · market cap 4.22%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$3.44M
$3.01M – $4.01M
NOI $240,525 @ 7.0% cap · market cap 13.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
103
Businesses Nearby
Explore this area
Business Placement
Demographics for 72903, AR
25,225
Population
12,079
Households
2.1
Avg Household Size
41
Median Age
33%
College-Educated
91%
High-School Grad
16.2 sq mi
ZIP Area
1,557
Density / Sq Mi
$60,186
Median Household Income
$36,560
Median Earnings
$804
Median Rent
$216,200
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
NNN property - Occupied under an NNN lease with scheduled annual base-rent increases.
Where is this nnn property located?
The property is located at 6501 S Zero St Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,750,000.
What are key features of this property?
This property features: 16,150 square feet with a recent 5,000 SF addition; NNN lease runs through January 31, 2029; Two additional five‑year renewal options
