Fourplex with New Roof June
For Sale
$319,000
1700 S Carthage ST, Fort Smith, AR 72901
MULTI_FAMILY - Fort Smith, AR
Property Size3,965 SF
Lot Size0.36 Acres
Price / SF$80.45
Days on Market189
Property Features for 1700 S Carthage ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Coleman Place
Lot features
Cleared, Corner
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
Head northwest on Rogers Turn left onto Hendricks Blvd Turn right onto S S St Turn left onto Jenny Lind Rd Turn right onto Boston St Turn left onto S 17th St 361 Ft Complex is tucked in the corner on S. Carthage on the right
Standard status
Active
APN
11541-0036-00000-01
Size
3,965 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
N 120' LT 36
Tax Annual Amount
1645
Legal Description
N 120' LT 36
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Building Details
Floors in Building
2
Number of units
4
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
AROK Realty, LLC
(479) 719-1234
Listed By:
Team Salsbury
(479) 719-1234
Added: Feb 4
Changed: Aug 4
Last Checked: Aug 12 at 3:06PM
MLS# 1086806
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 turnkey fourplex in Fort Smith, Arkansas offers four fully leased units in a single income-producing building on a 0.36-acre lot. The property is reported to be well maintained, with a brand-new shingle roof installed June 2026. Interior finishes include vinyl flooring, designed for low-maintenance living.
The building is approximately 3,965 square feet and is served by central, electric heating and central air conditioning with electric service. Additional practical features include ample parking, supporting tenant convenience.
The property is positioned close to shopping, schools, and major amenities, with tenants in place across all four units. This configuration may appeal to investors seeking an operating, occupied multifamily asset with recently updated roofing.
The building is approximately 3,965 square feet and is served by central, electric heating and central air conditioning with electric service. Additional practical features include ample parking, supporting tenant convenience.
The property is positioned close to shopping, schools, and major amenities, with tenants in place across all four units. This configuration may appeal to investors seeking an operating, occupied multifamily asset with recently updated roofing.
Key Highlights
- 0.36‑acre lot with a four‑unit quadplex
- Four fully leased units in place
- Brand‑new shingle roof installed June 2026
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
$26,294
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
8.24%
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%
$525,880
$525.9K
Cap Rate 7%
$375,629
$375.6K
Cap Rate 9%
$292,156
$292.2K
Market Conditions
NOI Build-Up for 3,965 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
$40.4K $10.20/SF
− Vacancy
−$2.9K −$0.73/SF
EGI
$37.6K $9.47/SF
− OpEx
−$11.3K −$2.84/SF
NOI
$26.3K $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%
$525,880
Cap Rate 7%
$375,629
Cap Rate 9%
$292,156
Alternative Uses
Best Use
Multifamily LT 5
$375.6K
$328.7K – $438.2K
NOI $26,294 @ 7.0% cap · market cap 8.24%
Second Best
Apartment 5plus
$335.4K
$293.5K – $391.3K
NOI $23,480 @ 7.0% cap · market cap 7.36%
Theoretical Best
Healthcare Medical
$843.6K
$738.2K – $984.2K
NOI $59,052 @ 7.0% cap · market cap 18.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
364
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - On a 0.36-acre lot, a four-unit quadplex with a brand-new roof installed June 2026.
Where is this quadplex located?
The property is located at 1700 S Carthage ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $319,000.
What are key features of this property?
This property features: 0.36‑acre lot with a four‑unit quadplex; Four fully leased units in place; Brand‑new shingle roof installed June 2026
