Remodeled Duplex
New
For Sale
$410,000
4426 & 4500 Windsor DR, Fort Smith, AR 72904
Multifamily, Fort Smith, AR
Property Size4,256 SF
Lot Size0.24 Acres
Price / SF$96.33
Days on Market4
Property Features for 4426 & 4500 Windsor DR
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Carport
Subdivision
Sutton Estates #2
Lot features
Cleared, In Subdivision, Level
Elementary school
Sunnymede
Middle school
Kimmons
High school
Northside
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
From 540 going North, take Kelley Hwy exit and turn left onto Kelley Hwy., turn left on N 50th St, and right onto Windsor Dr.
Standard status
Active
APN
17774-0211-00000-00
Size
4,256 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
LOT 211 & LOT 210
Tax Annual Amount
1204
Legal Description
LOT 211 & LOT 210
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Floors in Building
1
Number of units
4
Flooring type
Laminate
Roof type
Shingle
Listing Agency:
O'Neal Real Estate- Fort Smith
(479) 242-4609
Listed By:
Jarvis Holloway
(918) 774-5743
Added: Sep 12
Changed: Sep 14
Last Checked: Sep 15 at 6:06PM
MLS# 1091778
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 offering comprises two duplex buildings with four total units, each configured with two bedrooms and one bathroom. The 4,256-square-foot property has been recently remodeled, with laminate flooring, new shingle roofs, and central electric heating and cooling. Three units have new HVAC systems. Each residence includes a private carport and washer and dryer connections. Front units add fireplaces, while rear units provide covered patios.
The property is located near schools, shopping, and everyday amenities in Fort Smith. A neighboring duplex is undergoing remodeling and may also be available for purchase, potentially allowing an interested buyer to consider an expanded acquisition. Current rents have not been increased by the owner.
The property is located near schools, shopping, and everyday amenities in Fort Smith. A neighboring duplex is undergoing remodeling and may also be available for purchase, potentially allowing an interested buyer to consider an expanded acquisition. Current rents have not been increased by the owner.
Key Highlights
- Two duplex buildings containing four total rental units
- Each unit includes 2 bedrooms and 1 bathroom
- 4,256 square feet on 0.2385 acres
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
$28,224
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
6.88%
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%
$564,480
$564.5K
Cap Rate 7%
$403,200
$403.2K
Cap Rate 9%
$313,600
$313.6K
Market Conditions
NOI Build-Up for 4,256 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
$43.4K $10.20/SF
− Vacancy
−$3.1K −$0.73/SF
EGI
$40.3K $9.47/SF
− OpEx
−$12.1K −$2.84/SF
NOI
$28.2K $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%
$564,480
Cap Rate 7%
$403,200
Cap Rate 9%
$313,600
Alternative Uses
Best Use
Multifamily LT 5
$403.2K
$352.8K – $470.4K
NOI $28,224 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$360.0K
$315.0K – $420.1K
NOI $25,203 @ 7.0% cap · market cap 6.15%
Theoretical Best
Healthcare Medical
$905.5K
$792.3K – $1.06M
NOI $63,385 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
198
Businesses Nearby
Explore this area
Business Placement
Demographics for 72904, AR
22,402
Population
8,406
Households
2.7
Avg Household Size
33
Median Age
7%
College-Educated
67%
High-School Grad
13.7 sq mi
ZIP Area
1,635
Density / Sq Mi
$40,357
Median Household Income
$28,519
Median Earnings
$817
Median Rent
$108,200
Median Home Value
Check the figures for this property
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 updated duplex buildings offer four rental units with private carports and in-unit washer and dryer connections.
Where is this duplex located?
The property is located at 4426 & 4500 Windsor DR Fort Smith, AR.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Two duplex buildings containing four total rental units; Each unit includes 2 bedrooms and 1 bathroom; 4,256 square feet on 0.2385 acres
