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    Fort Smith Triplex Conversion Opportunity Title is generated by Realmo AI

    7406 Ellis ST, Fort Smith, AR 72916

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    For Sale
    $299,000

    MULTI_FAMILY - Fort Smith, AR

    Property size:
    2,841 SF
    Lot size:
    0.19 Acres
    Price / SF:
    $105/SF
    Added:
    May 10, 2026
    Days on Market:
    26
    Last Refresh:
    Jun 4 at 9:06 pm

    Property Features for 7406 Ellis ST

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    APN
    1
    Size
    2,841 SF
    Lot size
    0.19 Acres

    Taxes and HOA fees

    Tax Description
    1
    Tax Annual Amount
    1

    Building Details

    Year built
    1940
    Floors in Building
    1
    Number of units
    3
    Flooring type
    Vinyl
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Team Shoppach

    Listing agent Team Shoppach

    Listing office O'Neal Real Estate- Fort Smith 2500 Rogers Ave. Suite 1, Roland, AR

    Listing date May 10, 2026

    MLS# 1088979 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.

    HighLights

    • Approved for conversion into three modern townhome‑style residences.
    • All permitting and architectural plans approved by the City of Fort Smith convey with the sale.
    • Located in Chaffee Crossing, a dynamic growth corridor in Fort Smith.
    • Projected short‑term rental income of approximately $1,750 per unit.
    • Dedicated parking included in plans.
    • Opportunity to revive a piece of local history (former military barracks).

    Overview

    Located in the Chaffee Crossing district of Fort Smith, Arkansas, 7406 Ellis Street presents an investment opportunity. This former military barracks/office building is approved for conversion into a triplex, offering three townhome-style residences. The property is being sold AS-IS, intended for purchase and completion by an investor or developer. The City of Fort Smith has approved all permitting and architectural plans, which will transfer with the sale. The plans feature elevated individual front porches with stair access, white exterior siding, black roofing, dedicated parking, composite decking, open living areas, kitchens with islands, updated baths, and LVT flooring. The building has a total area of 2841 square feet on a 0.19-acre lot. The property is located in a growing area with ACHE, Heritage, Fort Smith Brewing, Conex Bar, trails, medical facilities, manufacturing, industry, and new residential developments. The property is suited for short-term rentals, with projected income of approximately $1,750 per unit.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $29.0k $10.20
    − Vacancy −$2.1k −$0.73
    EGI $26.9k $9.47
    − OpEx −$8.1k −$2.84
    NOI $18.8k $6.63
    2,841 SF · lease $10.20/SF/yr · vacancy 7.12% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $269.1K
    $235.5K – $314.0K (±1% cap)
    NOI $18,840 @ 7.0% cap · market cap 6.30%
    Second Best
    Apartment 5plus
    $240.3K
    $210.3K – $280.4K (±1% cap)
    NOI $16,824 @ 7.0% cap · market cap 5.63%
    Theoretical Best
    Healthcare Medical
    $604.5K
    $528.9K – $705.2K (±1% cap)
    NOI $42,312 @ 7.0% cap · market cap 14.15%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Triplexes

    Suggested Use

    Restaurant Real Estate Agency Law Firm Dental Office Spa & Massage Center Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Smith
    County
    Sebastian
    State
    Arkansas
    Longitude
    -94.300886
    Latitude
    35.310325

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    FAQs

    What type of property is this?
    Triplex - Investor opportunity to convert historic building into three townhomes.
    Where is this triplex located?
    The property is located at 7406 Ellis ST Fort Smith, AR.
    What is the asking price?
    The asking price for this property is $299,000.
    What are key features of this property?
    This property features: Approved for conversion into **three modern townhome‑style residences**.; All permitting and architectural plans approved by the City of Fort Smith convey with the sale.; Located in Chaffee Crossing, a dynamic growth corridor in Fort Smith.
    (918) 774-5743
    We can help!
    Listing Contact
    Team Shoppach
    Request Owner's contact information
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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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