Four-Unit Duplex
For Sale
$245,000
1022 S 20th ST, Fort Smith, AR 72901
Multifamily, Fort Smith, AR
Property Size2,690 SF
Lot Size0.16 Acres
Price / SF$91.08
Days on Market646
Property Features for 1022 S 20th ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Rooms
Bedroom 4, Bedroom 1, Bedroom 2, Bedroom 3
Subdivision
Fitzgerald
Lot features
Cleared, Corner
Directions
From Rogers Ave. turn onto South 20th St. Go six blocks property will be on your right, On the corner of S. 20th and S. J
Standard status
Active
APN
12763-0007-00108-00
Size
2,690 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 7 BLK 108
Tax Annual Amount
1042
Legal Description
LOT 7 BLK 108
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Building Details
Floors in Building
1
Number of units
4
Flooring type
Tile - Ceramic
Roof type
Fiberglass
Listing Agency:
AROK Realty, LLC
(479) 719-1234
Listed By:
Team Salsbury
(479) 461-3782
Added: Dec 27, 2024
Changed: Sep 16
Last Checked: Oct 4 at 8:06PM
MLS# 1077974
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 duplex property consists of two separate buildings on one parcel, totaling 2,690 square feet and four one-bedroom, one-bath units. One building has been remodeled with custom cabinetry, ceramic tile flooring, PTAC heating and cooling, washer and dryer connections, and updated interior finishes. That duplex is occupied and rented.
The second building provides a separate duplex layout that can be completed or renovated according to the owner’s plans. The property includes 1022 S 20th St and 1915 S J St in Fort Smith, with a 0.1607-acre lot. Existing systems include electric heating and cooling, and the roofs are fiberglass. Showings require 24-hour notice, and occupants should not be disturbed.
The second building provides a separate duplex layout that can be completed or renovated according to the owner’s plans. The property includes 1022 S 20th St and 1915 S J St in Fort Smith, with a 0.1607-acre lot. Existing systems include electric heating and cooling, and the roofs are fiberglass. Showings require 24-hour notice, and occupants should not be disturbed.
Key Highlights
- Two separate duplex buildings on one parcel
- Four total one‑bedroom, one‑bath units
- 2,690 square feet on a 0.1607‑acre lot
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
$17,839
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
7.28%
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%
$356,780
$356.8K
Cap Rate 7%
$254,843
$254.8K
Cap Rate 9%
$198,211
$198.2K
Market Conditions
NOI Build-Up for 2,690 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
$27.4K $10.20/SF
− Vacancy
−$2.0K −$0.73/SF
EGI
$25.5K $9.47/SF
− OpEx
−$7.6K −$2.84/SF
NOI
$17.8K $6.63/SF
Area
Sebastian County, AR
Vacancy
7.12%
Lease Rate
$10.20 /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%
$356,780
Cap Rate 7%
$254,843
Cap Rate 9%
$198,211
Alternative Uses
Best Use
Multifamily LT 5
$254.8K
$223.0K – $297.3K
NOI $17,839 @ 7.0% cap · market cap 7.28%
Second Best
Apartment 5plus
$227.6K
$199.1K – $265.5K
NOI $15,930 @ 7.0% cap · market cap 6.50%
Theoretical Best
Healthcare Medical
$572.3K
$500.8K – $667.7K
NOI $40,063 @ 7.0% cap · market cap 16.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,391
Businesses Nearby
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate buildings on one parcel include one remodeled duplex and a second duplex ready for finish work.
Where is this duplex located?
The property is located at 1022 S 20th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two separate duplex buildings on one parcel; Four total one‑bedroom, one‑bath units; 2,690 square feet on a 0.1607‑acre lot
