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    3900 Cliff Dr Fort Smith, AR 72903
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    3900 Cliff Dr, Fort Smith, AR 72903

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    • Commercial land
    For Sale
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    Vacant Lots on Cliff Drive For Sale
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    4.33 Acres

    Vacant Lots on Cliff Drive

    Buildable lots in central Fort Smith, near major amenities.

    3900 Cliff Dr, Fort Smith, AR 72903
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    Property ID
    US05-1011560
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial land

    Property Details for 3900 Cliff Dr

    Property type
    Commercial land
    Property subtype
    Commercial real estate

    Description

    Beautiful buildable vacant lots available on Cliff Drive. Lot 8 is 2.31 acres for $7 per square foot. Lot 9 is 2.02 acres for $7 per square foot. Both lots may be combined for 4.33 acres for $6 per square foot. Utilities at street. Zoned PZD. Not yet platted with the city, developments are subject to city planning approval. Property is located east of the new Mercy Clinic, across Cliff Drive from Arkansas Best headquarters, and just south of Southside High School. Interstate 540 is half a mile south along with the Pavilion Shopping Center anchored by Target, Old Navy, Dick’s Sporting Goods, and Best Buy. Located in the heart of Fort Smith, Arkansas

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fort Smith
    County
    Sebastian
    State
    Arkansas
    Longitude
    -94.390964
    Latitude
    35.34396

    Comparable in this City

    • Contact for pricing

      Vacant Lots in Fort Smith

      Available lots near Mercy Clinic, Arkansas Best, and Southside High.
      Clf Dr & Kelley Rdg Dr, Fort Smith, AR 72903
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      High Visibility Commercial Land

      1.50 acre vacant lot with high traffic location.
      Century Dr, Fort Smith, AR 72903
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      High Visibility Vacant Commercial Lots

      Vacant commercial lots with high visibility on Highway 71.
      S 31St St, Fort Smith, AR 72903
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    • $675,000
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      Prime Commercial Land on Rogers

      Flat, ready-to-develop land with high-visibility frontage.
      6501 Rogers Ave, Fort Smith, AR 72903
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      Development Site Near Mercy Hospital

      Versatile land ideal for medical, office, or commercial development.
      6613 Rogers Ave, Fort Smith, AR 72903
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    • $2,300,000
      54.50 Acres

      54.5 Acres in Fort Smith

      54.5+/- acres in Fort Smith, multiple zoning possibilities.
      Tbd Horan Dr, Fort Smith, AR 72903
      View Details

    Similar Nearby for Sale

    • Contact for pricing

      Vacant Lots in Fort Smith

      Available lots near Mercy Clinic, Arkansas Best, and Southside High.
      Clf Dr & Kelley Rdg Dr, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      High Visibility Commercial Land

      1.50 acre vacant lot with high traffic location.
      Century Dr, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      High Visibility Vacant Commercial Lots

      Vacant commercial lots with high visibility on Highway 71.
      S 31St St, Fort Smith, AR 72903
      View Details
    • $675,000
      1.50 Acres

      Prime Commercial Land on Rogers

      Flat, ready-to-develop land with high-visibility frontage.
      6501 Rogers Ave, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      Development Site Near Mercy Hospital

      Versatile land ideal for medical, office, or commercial development.
      6613 Rogers Ave, Fort Smith, AR 72903
      View Details
    • $2,300,000
      54.50 Acres

      54.5 Acres in Fort Smith

      54.5+/- acres in Fort Smith, multiple zoning possibilities.
      Tbd Horan Dr, Fort Smith, AR 72903
      View Details

    Similar Nearby for Lease

    • Contact for pricing

      Vacant Land For Lease

      2.8 acre vacant lot available for ground lease.
      1101 Frontier Rd, Fort Smith, AR 72903
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      Phoenix Avenue Vacant Land

      2.23-acre vacant lot on Phoenix Avenue available for lease.
      4500 Phoenix Ave, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      Prime Rogers Avenue Lot

      Commercial lot available for build-to-suit or ground lease.
      7615 Rogers Ave, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      Home Depot Outparcel Ground Lease

      Vacant land outparcel in front of The Home Depot.
      5101 Phoenix Ave, Fort Smith, AR 72903
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    • Contact for pricing

      Rogers Avenue Retail/Office Space

      Retail/office space available on Rogers Avenue in Fort Smith, AR.
      5819 Rogers Ave, Fort Smith, AR 72903
      View Details
    • Contact for pricing

      Retail Space for Lease

      Retail space available for lease in Fort Smith, Arkansas.
      3825-4201 Phoenix Ave, Fort Smith, AR 72903
      View Details
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    Fort Smith, AR 72903
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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