Office and Warehouse Space
For Sale
Contact for pricing
2914 N O St, Fort Smith, AR 72901
Office and warehouse space with secure, fenced-in yard.
Property Size17,300 SF
Lot Size8.00 Acres
Price / SF$72.25
Days on Market900
Property Features for 2914 N O St
General Information
Standard status
Active
Size
17,300 SF
Class
B
Lot size
8.00 Acres
Property subtype
Industrial
Zoning
I-1
Investment Type
Owner/User
Building Details
Buildings
3
Listing Agency:
Ghan & Cooper Commercial Properties
Listed By:
Tyler Teague · License #AR SA00079797
(479) 478-6161
Source:
Crexi
Added: Mar 26, 2024
Changed: Sep 10
Last Checked: Sep 11 at 5:30AM
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.
This property at 2914 N O Street in Fort Smith, AR, features a total of 17,300 SF of space, including 2,500 SF of office space and over 14,800 SF of warehouse space distributed across multiple buildings. The property also includes over 8 acres of secure, fenced-in yard space. This location has been occupied by Kraus Construction for more than 30 years. The seller is open to leasing the property.
Key Highlights
- Over 8 acres of secure, fenced‑in yard space
- Over 14,800 SF of warehouse space across multiple buildings
- 2,500 SF of office space
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
$93,513
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
7.48%
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%
$1,870,260
$1.9M
Cap Rate 7%
$1,335,900
$1.3M
Cap Rate 9%
$1,039,033
$1.0M
Market Conditions
NOI Build-Up for 17,300 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
$155.7K $9.00/SF
− Vacancy
−$11.8K −$0.68/SF
EGI
$143.9K $8.32/SF
− OpEx
−$50.4K −$2.91/SF
NOI
$93.5K $5.41/SF
Area
Sebastian County, AR
Vacancy
7.60%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,870,260
Cap Rate 7%
$1,335,900
Cap Rate 9%
$1,039,033
Alternative Uses
Best Use
Flex RnD
$1.34M
$1.17M – $1.56M
NOI $93,513 @ 7.0% cap · market cap 7.48%
Second Best
Warehouse
$1.13M
$988.2K – $1.32M
NOI $79,054 @ 7.0% cap · market cap 6.32%
Theoretical Best
Healthcare Medical
$3.68M
$3.22M – $4.29M
NOI $257,652 @ 7.0% cap · market cap 20.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
397
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Office and warehouse space with secure, fenced-in yard.
Where is this flex space located?
The property is located at 2914 N O St Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Over 8 acres of secure, fenced‑in yard space; Over 14,800 SF of warehouse space across multiple buildings; 2,500 SF of office space
