Two-Unit
For Sale
$205,000
Pending
6725 - 6727 Independence ST, Fort Smith, AR 72903
Multifamily, Fort Smith, AR
Property Size1,568 SF
Lot Size0.19 Acres
Days on Market26
Property Features for 6725 - 6727 Independence ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Subdivision
Quail Creek Place
Lot features
In Subdivision
Elementary school
Bonneville
Middle school
Chaffin
High school
Southside
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
From Phoenix go south on 69th. Right on Independence and duplex is on the right.
Standard status
Pending
APN
16180-0034-00000-00
Size
1,568 SF
Lot size
0.19 Acres
Taxes and HOA fees
Tax Description
Lot 34
Tax Annual Amount
1267
Legal Description
Lot 34
Utilities
Heating system
Central
Cooling system
Central Air
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic, Laminate
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
The Price Group
(479) 434-3000
Added: Jul 31
Changed: Aug 19
Last Checked: Aug 25 at 9:06PM
MLS# 1090817
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 contains 1,568 square feet arranged as two residential units, with each side offering two bedrooms and one bathroom. Interior finishes include ceramic tile and laminate flooring, while central heating and central air conditioning serve the property. A shingle roof and 1970 construction complete the primary building details.
Set on 0.1922 acres in South Fort Smith, the property is located at 6725 - 6727 Independence ST, Fort Smith, AR 72903. Each unit has separate utility responsibility for its occupants. The configuration provides two independent living spaces within one residential income property.
Set on 0.1922 acres in South Fort Smith, the property is located at 6725 - 6727 Independence ST, Fort Smith, AR 72903. Each unit has separate utility responsibility for its occupants. The configuration provides two independent living spaces within one residential income property.
Key Highlights
- Two‑unit duplex with 1,568 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- Tenants pay all utilities
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
$10,398
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
5.07%
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%
$207,960
$208.0K
Cap Rate 7%
$148,543
$148.5K
Cap Rate 9%
$115,533
$115.5K
Market Conditions
NOI Build-Up for 1,568 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
$16.0K $10.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$14.9K $9.47/SF
− OpEx
−$4.5K −$2.84/SF
NOI
$10.4K $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%
$207,960
Cap Rate 7%
$148,543
Cap Rate 9%
$115,533
Alternative Uses
Best Use
Multifamily LT 5
$148.5K
$130.0K – $173.3K
NOI $10,398 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$132.6K
$116.1K – $154.8K
NOI $9,285 @ 7.0% cap · market cap 4.53%
Theoretical Best
Healthcare Medical
$333.6K
$291.9K – $389.2K
NOI $23,353 @ 7.0% cap · market cap 11.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,049
Businesses Nearby
Explore this area
Business Placement
Demographics for 72903, AR
25,225
Population
12,079
Households
2.1
Avg Household Size
41
Median Age
33%
College-Educated
91%
High-School Grad
16.2 sq mi
ZIP Area
1,557
Density / Sq Mi
$60,186
Median Household Income
$36,560
Median Earnings
$804
Median Rent
$216,200
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?
Duplex - Two-unit residential property with ceramic tile and laminate flooring, central heating, and central air conditioning.
Where is this duplex located?
The property is located at 6725 - 6727 Independence ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,568 square feet; Each unit includes 2 bedrooms and 1 bathroom; Tenants pay all utilities
