Remodeled Two-Unit
New
For Sale
$164,999
3014-3016 14th ST, Fort Smith, AR 72901
MULTI_FAMILY - Fort Smith, AR
Property Size1,680 SF
Lot Size0.35 Acres
Price / SF$98.21
Days on Market3
Property Features for 3014-3016 14th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Rooms
Bedroom 3, Bedroom 1, Bedroom 4, Bedroom 2
Subdivision
Part/Coleman Farm
Lot features
Cleared
Elementary school
Fairview
Middle school
Ramsey
High school
Southside
Directions
Going North on Towson Ave Turn East on Dallas Street then take the first left onto 14th and the duplex will be on the left.
Standard status
Active
APN
18883-0000-01537-52
Size
1,680 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Description
PT SW NW NW
Tax Annual Amount
325
Legal Description
PT SW NW NW
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
deck
Building Details
Year built
1985
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Casey Jones
(479) 434-3000
Added: Aug 7
Last Checked: Aug 9 at 8:06AM
MLS# 1090962
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 electric duplex contains two matching residences, each with two bedrooms and two full bathrooms. The 1,680-square-foot property has been refreshed with new vinyl flooring and interior paint. Central heating and central air serve the units, while each side includes a deck and access to the large backyard. The shingle roof is less than 2 years old.
The north unit adds a newer air-conditioning system with replacement ductwork and a tile backsplash. Built in 1985, the property sits just off Towson Avenue in Fort Smith, providing a straightforward two-unit configuration for residential income use.
The north unit adds a newer air-conditioning system with replacement ductwork and a tile backsplash. Built in 1985, the property sits just off Towson Avenue in Fort Smith, providing a straightforward two-unit configuration for residential income use.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 2 full baths per side
- 1,680 square feet on a 0.35‑acre lot
- Fresh vinyl flooring and paint throughout both units
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
$11,141
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
6.75%
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%
$222,820
$222.8K
Cap Rate 7%
$159,157
$159.2K
Cap Rate 9%
$123,789
$123.8K
Market Conditions
NOI Build-Up for 1,680 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
$17.1K $10.20/SF
− Vacancy
−$1.2K −$0.73/SF
EGI
$15.9K $9.47/SF
− OpEx
−$4.8K −$2.84/SF
NOI
$11.1K $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%
$222,820
Cap Rate 7%
$159,157
Cap Rate 9%
$123,789
Alternative Uses
Best Use
Multifamily LT 5
$159.2K
$139.3K – $185.7K
NOI $11,141 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$142.1K
$124.4K – $165.8K
NOI $9,949 @ 7.0% cap · market cap 6.03%
Theoretical Best
Healthcare Medical
$357.4K
$312.8K – $417.0K
NOI $25,021 @ 7.0% cap · market cap 15.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
43
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
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Frequently Asked Questions
What type of property is this?
Duplex - Updated interiors, central systems, and outdoor decks support two-bedroom, two-bath living on each side.
Where is this duplex located?
The property is located at 3014-3016 14th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $164,999.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 2 full baths per side; 1,680 square feet on a 0.35‑acre lot; Fresh vinyl flooring and paint throughout both units
