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    2801 12th ST Fort Smith, AR 72901

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    Claim this Listing
    New
    For Sale
    $550,000

    MULTI_FAMILY - Fort Smith, AR

    Type:Apartment
    Property size:
    5,022 SF
    Lot size:
    0.42 Acres
    Price / SF:
    $109/SF
    Added:
    Apr 23, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 24 at 12:06 pm

    Property Features for 2801 12th ST

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Apartment
    Bedrooms
    8
    Rooms
    Bedroom 4, Bedroom 2, Bedroom 5, Bedroom 7, Bedroom 8, Bedroom 1, Bedroom 3, Bedroom 6
    Standard status
    Active
    APN
    10452-0003-00002-00
    Size
    5,022 SF
    Lot size
    0.42 Acres

    Taxes and HOA fees

    Tax Description
    LOTS 1-3 BLK 2
    Tax Annual Amount
    2494

    Utilities

    Heating system
    Baseboard
    Cooling system
    Window Unit(s)

    Building Details

    Floors in Building
    2
    Number of units
    8
    Flooring type
    Carpet, Vinyl
    Roof type
    Shingle

    We can help!

    Listing Contact
    Joshua Harmon
    Joshua Harmon

    Listing agent Joshua Harmon License #PB00080746

    Listing office Harmon Real Estate Company 911 S May Avenue, Fort Smith, AR

    Listing date Apr 23, 2026

    MLS# 1088574 Listing URL

    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.

    Overview

    Fort Smith Multifamily Investment Opportunity

    This property features two quadruplex buildings situated on a single parcel. Together, the buildings total 5,048 square feet and contain eight units, each with one bedroom and one bathroom. The property is currently 100% occupied and generates $53,682 in trailing 12-month income. With an expense ratio of 40.3%, the trailing 12-month net operating income is $32,042. The property is professionally managed, with full reporting available through AppFolio, and has maintained strong occupancy under the current ownership. Purchased in 2022 for $385,000, the two-building structure offers flexibility, as the quadruplex format allows each building to be eligible for residential financing. Current rents range from $425 to $600 per month. The property is located in an established residential neighborhood of Fort Smith, minutes from Mercy Hospital, the Rogers Avenue retail corridor, and I-540/I-49. Fort Smith is Arkansas's second-largest city, with a metro population exceeding 285,000. The city's employer base is anchored by healthcare, logistics, manufacturing, and defense. The lot size is 0.4196 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Smith
    County
    Sebastian
    State
    Arkansas
    Longitude
    -94.420536
    Latitude
    35.357179

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    FAQs

    What type of property is this?
    Quadplex - Two quadruplex buildings, eight units, fully occupied, investment opportunity.
    Where is this quadplex located?
    The property is located at 2801 12th ST Fort Smith, AR.
    What is the asking price?
    The asking price for this property is $550,000.
    (479) 719-0344
    We can help!
    Listing Contact
    Joshua Harmon
    Joshua Harmon
    Real Estate License ID: PB00080746
    Learn More
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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.

    More about this property
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