Storefront with Beauty Shop
New
For Sale
$199,000
7801 S 271 HWY, Fort Smith, AR 72908
Commercial, Fort Smith, AR
Property Size1,284 SF
Lot Size0.48 Acres
Price / SF$154.98
Days on Market5
Property Features for 7801 S 271 HWY
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Directions
271 S from Cavanaugh Rd property on the left.
Standard status
Active
APN
18883-0000-02780-00
Size
1,284 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Description
Part Nw Nw
Tax Annual Amount
1595
Legal Description
Part Nw Nw
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air
Building Details
Flooring type
Tile - Ceramic
Listing Agency:
Housing Hotline
(479) 484-5463
Listed By:
James Vitale · License #PB00040422
(479) 629-0557
Added: Sep 23
Last Checked: Sep 27 at 12:06PM
MLS# 1091999
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 1,284-square-foot commercial storefront on 0.48 acres is currently configured as a beauty shop. The interior includes three pedicure stations, three nail stations, three haircutting booths, a hair-washing station, nail dryer, towel warmer, sterilizing machine, display cases, seating, and a flat-screen TV. Inventory and supplies are included. Ceramic tile flooring, central heating, natural gas, and central air are also in place.
The building previously operated as a convenience store and retains gas tanks in the ground; the pumps have been removed, and the tanks are sealed. A five-bay car wash and three-bay vacuum station are present but are not currently in use and require rebuilding. The property is zoned Commercial.
The building previously operated as a convenience store and retains gas tanks in the ground; the pumps have been removed, and the tanks are sealed. A five-bay car wash and three-bay vacuum station are present but are not currently in use and require rebuilding. The property is zoned Commercial.
Key Highlights
- 1,284 SF commercial storefront on 0.48 acres
- Beauty shop setup with 3 pedicure stations, 3 nail stations, and 3 haircutting booths
- Included salon fixtures, furnishings, inventory, and supplies
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
$13,492
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
6.78%
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%
$269,840
$269.8K
Cap Rate 7%
$192,743
$192.7K
Cap Rate 9%
$149,911
$149.9K
Market Conditions
NOI Build-Up for 1,284 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
$19.3K $15.00/SF
− Vacancy
−$1.3K −$0.99/SF
EGI
$18.0K $14.01/SF
− OpEx
−$4.5K −$3.50/SF
NOI
$13.5K $10.51/SF
Area
Sebastian County, AR
Vacancy
6.60%
Lease Rate
$15.00 /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%
$269,840
Cap Rate 7%
$192,743
Cap Rate 9%
$149,911
Alternative Uses
Best Use
Specialty Retail
$192.7K
$168.7K – $224.9K
NOI $13,492 @ 7.0% cap · market cap 6.78%
Second Best
Retail
$143.9K
$125.9K – $167.9K
NOI $10,074 @ 7.0% cap · market cap 5.06%
Theoretical Best
Healthcare Medical
$273.2K
$239.0K – $318.7K
NOI $19,123 @ 7.0% cap · market cap 9.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
27k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 90%
Dining 10%
Casey's General Store
Shops & Services
18,482 visits/mo
0.4 miles
United Federal Credit Union
Shops & Services
5,293 visits/mo
0.5 miles
SUBWAY
Dining
2,550 visits/mo
0.5 miles
Jiffy Lube
Shops & Services
450 visits/mo
0.4 miles
Marco's Pizza
Dining
271 visits/mo
0.4 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Storefront property - Commercially zoned space includes salon fixtures, furnishings, inventory, and supplies.
Where is this storefront property located?
The property is located at 7801 S 271 HWY Fort Smith, AR.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: 1,284 SF commercial storefront on 0.48 acres; Beauty shop setup with 3 pedicure stations, 3 nail stations, and 3 haircutting booths; Included salon fixtures, furnishings, inventory, and supplies
