Barling Commercial Property For
For Sale
Contact for pricing
815 Fort St, Barling, AR 72923
Three-building commercial property with tenants, parking, and warehouse space.
Property Size61,131 SF
Price / SF$69.36
Days on Market1849
Property Features for 815 Fort St
General Information
Standard status
Active
Size
61,131 SF
Class
B
Total Parking Spaces
150
Property subtype
Office
Zoning
Commercial
Occupancy
87%
Lease Type
NNN
Investment Type
Net Lease
Building Details
Buildings
3
Stories
2
Tenancy
Multi
Listing Agency:
Ghan & Cooper Commercial Properties
(479) 478-6161
Listed By:
David Tyler · License #AR AB00081330
Source:
Crexi
Added: Jul 29, 2021
Changed: Aug 13
Last Checked: Aug 19 at 5:56PM
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 Ghan & Cooper Commercial Properties
Investment Insights
Based on property information with market context.
Located at 815 Fort Street in Barling, AR, this commercial property also includes 813 Fort Street and 911 D Street. Formerly the Valley Behavioral Health outpatient Campus, the property comprises three buildings with current tenants. The site features over 150 parking spaces, a gymnasium, and a large warehouse space. Situated in close proximity to Interstate 49 in Barling and located on Highway 22, the location is near Chaffee Crossing and Arkansas College of Osteopathic Medicine, within the Fort Smith MSA. The property is 70% leased, with one office building and a full medical clinic available for lease. The property size is 61131 square feet.
Key Highlights
- High‑traffic location on Highway 22 near Interstate 49, Chaffee Crossing, and Arkansas College of Osteopathic Medicine.
- Three buildings with existing tenants, currently 70% leased.
- Over 150 parking spaces.
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
$279,344
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
6.59%
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%
$5,586,880
$5.6M
Cap Rate 7%
$3,990,629
$4.0M
Cap Rate 9%
$3,103,822
$3.1M
Market Conditions
NOI Build-Up for 61,131 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
$366.8K $6.00/SF
− Vacancy
−$38.1K −$0.62/SF
EGI
$328.6K $5.38/SF
− OpEx
−$49.3K −$0.81/SF
NOI
$279.3K $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%
$5,586,880
Cap Rate 7%
$3,990,629
Cap Rate 9%
$3,103,822
Alternative Uses
Best Use
Office B
$8.72M
$7.63M – $10.18M
NOI $610,699 @ 7.0% cap · market cap 14.40%
Second Best
Warehouse
$3.99M
$3.49M – $4.66M
NOI $279,344 @ 7.0% cap · market cap 6.59%
Theoretical Best
Healthcare Medical
$13.01M
$11.38M – $15.17M
NOI $910,436 @ 7.0% cap · market cap 21.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
388
Businesses Nearby
Explore this area
Business Placement
Demographics for 72923, AR
4,811
Population
2,608
Households
1.8
Avg Household Size
38
Median Age
21%
College-Educated
88%
High-School Grad
16.4 sq mi
ZIP Area
293
Density / Sq Mi
$52,210
Median Household Income
$36,122
Median Earnings
$893
Median Rent
$125,600
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 - Three-building commercial property with tenants, parking, and warehouse space.
Where is this office building located?
The property is located at 815 Fort St Barling, AR.
What is the asking price?
The asking price for this property is $4,240,000.
What are key features of this property?
This property features: High‑traffic location on Highway 22 near Interstate 49, Chaffee Crossing, and Arkansas College of Osteopathic Medicine.; Three buildings with existing tenants, currently 70% leased.; Over 150 parking spaces.
