Versatile Commercial Property on Greenwood
For Sale
Contact for pricing
420 N Greenwood Ave, Fort Smith, AR 72901
Commercial property suitable for retail or office use for sale.
Property Size2,300 SF
Price / SF$89.13
Days on Market3081
Property Features for 420 N Greenwood Ave
General Information
Standard status
Active
Size
2,300 SF
Class
B
Total Parking Spaces
8
Property subtype
Retail
Investment Type
Owner/User
Building Details
Year Built
1980
Buildings
1
Stories
2
Listing Agency:
Ghan & Cooper Commercial Properties
(479) 478-6161
Listed By:
Tyler Teague · License #AR SA00079797
Source:
Crexi
Added: Mar 15, 2018
Changed: Aug 17
Last Checked: Aug 20 at 3:30PM
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 commercial property is located on a high-traffic road in Fort Smith, just off Rogers Avenue. Currently used as a retail store, the property offers 2,300 square feet of space and could also serve as an office space. The location is suitable for multiple business needs.
Key Highlights
- High‑traffic road location
- Close proximity to Rogers Avenue
- Suitable for retail or office use
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
$18,045
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
8.80%
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%
$360,900
$360.9K
Cap Rate 7%
$257,786
$257.8K
Cap Rate 9%
$200,500
$200.5K
Market Conditions
NOI Build-Up for 2,300 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
$27.6K $12.00/SF
− Vacancy
−$1.8K −$0.79/SF
EGI
$25.8K $11.21/SF
− OpEx
−$7.7K −$3.36/SF
NOI
$18.0K $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%
$360,900
Cap Rate 7%
$257,786
Cap Rate 9%
$200,500
Alternative Uses
Best Use
Retail
$257.8K
$225.6K – $300.8K
NOI $18,045 @ 7.0% cap · market cap 8.80%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$489.3K
$428.2K – $570.9K
NOI $34,254 @ 7.0% cap · market cap 16.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
856
Businesses Nearby
54k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 51%
Shops & Services 29%
Home Improvements & Furnishings 16%
Electronics 4%
Taco Bell
Dining
16,958 visits/mo
0.5 miles
Hardee's
Dining
9,274 visits/mo
0.2 miles
Yeager Ace Hardware
Home Improvements & Furnishings
8,596 visits/mo
0.2 miles
Arvest Bank
Shops & Services
8,062 visits/mo
0.5 miles
Advance Auto Parts
Shops & Services
3,353 visits/mo
0.2 miles
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
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 - Commercial property suitable for retail or office use for sale.
Where is this retail space located?
The property is located at 420 N Greenwood Ave Fort Smith, AR.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: High‑traffic road location; Close proximity to Rogers Avenue; Suitable for retail or office use
