Downtown Entertainment District Retail
For Sale
Contact for pricing
707-709 Rogers Ave, Fort Smith, AR
Impressive retail space in the Downtown Entertainment District.
Property Size5,050 SF
Lot Size0.06 Acres
Price / SF$128.71
Days on Market318
Property Features for 707-709 Rogers Ave
General Information
Standard status
Active
Size
5,050 SF
Lot size
0.06 Acres
Property subtype
RETAIL
Lease Type
NNN
Properties For Sale
at 707-709 Rogers Ave Contact us- Floor
- 1
- Size
- 2,525 SF
- Type
- RETAIL
- Lease Type
- NNN
- Availability
- AVAILABLE, Now
Retail For Lease
With great amounts of foot-traffic from the Wyndham Hotel and Convention Center direction...
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Listing Agency:
Seiter & Wright Commercial Properties
(479) 785-4343
Listed By:
Jackson Mendenhall · License #AB00084436
(479) 785-4343
Source:
Moodyscre
Added: Oct 7, 2025
Changed: Aug 12
Last Checked: Aug 19 at 9:18AM
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 property, situated in the Downtown Entertainment District, benefits from substantial foot traffic generated by the Wyndham Hotel and Convention Center located across the street. It offers 2,525 square feet of retail space suitable for hospitality or entertainment businesses. The redesigned space incorporates multiple levels and includes outdoor courtyards on both levels, along with a balcony on the southwest side that overlooks Rogers Avenue. New concrete has been poured for the downstairs interior and the outdoor courtyard. The property is equipped with new 400A 3-phase power and new HVAC units on the roof. Neighboring tenants include the Fort Smith Convention Center, Wyndham Hotel, The Bakery District, Courtyard by Marriott, the Arkansas Department of Human Services, First National Bank of Fort Smith HQ, Sebastian County Courthouse, and the ArcBest Performing Arts Center. A neighboring 5,050 square foot space is also available.
Key Highlights
- High foot‑traffic location in the Downtown Entertainment District, across from the Wyndham Hotel and Convention Center.
- 2,525 square feet of retail space suitable for hospitality/entertainment businesses.
- Features impressive outdoor courtyards on both levels and a balcony overlooking Rogers Avenue.
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
$39,620
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
6.10%
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%
$792,400
$792.4K
Cap Rate 7%
$566,000
$566.0K
Cap Rate 9%
$440,222
$440.2K
Market Conditions
NOI Build-Up for 5,050 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
$60.6K $12.00/SF
− Vacancy
−$4.0K −$0.79/SF
EGI
$56.6K $11.21/SF
− OpEx
−$17.0K −$3.36/SF
NOI
$39.6K $7.85/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$12.00 /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%
$792,400
Cap Rate 7%
$566,000
Cap Rate 9%
$440,222
Alternative Uses
Best Use
Retail
$566.0K
$495.3K – $660.3K
NOI $39,620 @ 7.0% cap · market cap 6.10%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.07M
$940.1K – $1.25M
NOI $75,211 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,242
Businesses Nearby
22k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Hotels & Casinos 27%
Courtyard Fort Smith Downtown
Hotels & Casinos
5,964 visits/mo
0.2 miles
Valero Energy
Shops & Services
4,908 visits/mo
0.2 miles
Regions Bank
Shops & Services
3,376 visits/mo
0.1 miles
Cadence Bank
Shops & Services
2,899 visits/mo
0.4 miles
Arvest Bank
Shops & Services
2,692 visits/mo
0.2 miles
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Impressive retail space in the Downtown Entertainment District.
Where is this retail space located?
The property is located at 707-709 Rogers Ave Fort Smith, AR.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: High foot‑traffic location in the Downtown Entertainment District, across from the Wyndham Hotel and Convention Center.; 2,525 square feet of retail space suitable for hospitality/entertainment businesses.; Features impressive outdoor courtyards on both levels and a balcony overlooking Rogers Avenue.
