Remodeled Duplex with Furnished
New
For Sale
$415,000
7423 Terry ST Unit #7421 & 7423, Fort Smith, AR 72916
Multifamily, Fort Smith, AR
Property Size2,500 SF
Lot Size0.34 Acres
Price / SF$166
Days on Market3
Property Features for 7423 Terry ST Unit #7421 & 7423
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Assigned
Subdivision
The Fuge Residential
Lot features
In Subdivision, Level, Secluded
Directions
Take Frontier Road to Taylor Ave, go 1/2 mile and turn south onto Terry St. The property is located at the south end of Terry St, on the east side of the road.
Standard status
Active
APN
18285-0004-00000-00
Size
2,500 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Description
see supplement for legal descriptions.
Tax Annual Amount
1747
Legal Description
see supplement for legal descriptions.
Utilities
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Electric, Ductless
Amenities
fully equipped kitchens
in-unit washer and dryer
pet-friendly accommodations
Building Details
Floors in Building
1
Number of units
2
Flooring type
Vinyl
Roof type
Shingle
Listing Agency:
The Heritage Group Real Estate - Barling
(479) 806-5955
Listed By:
Chris Hacker · License #SA00094417
(479) 883-8301
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 22 at 6:06PM
MLS# 1091279
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 2,500 square feet on a 0.34-acre lot, with two three-bedroom, two-bathroom units. Both residences feature vinyl flooring, fully equipped kitchens, in-unit washers and dryers, electric and ductless heating, electric and ductless cooling, assigned parking, and shingle roofing. Recent remodeling has refreshed the interiors, and pet-friendly accommodations are available.
One unit operates as a furnished short-term rental, while the second is vacant for leasing or owner occupancy. The property is situated on Terry Street with access to I-49, shopping, dining, Chaffee Crossing, and the Arkansas College of Osteopathic Medicine. The offering also provides the stated opportunity to acquire a portfolio of 3 duplexes.
One unit operates as a furnished short-term rental, while the second is vacant for leasing or owner occupancy. The property is situated on Terry Street with access to I-49, shopping, dining, Chaffee Crossing, and the Arkansas College of Osteopathic Medicine. The offering also provides the stated opportunity to acquire a portfolio of 3 duplexes.
Key Highlights
- 2,500 square feet on a 0.34‑acre lot
- Duplex with two 3‑bedroom, 2‑bathroom units
- One furnished short‑term rental unit and one vacant unit
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
$16,579
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
3.99%
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%
$331,580
$331.6K
Cap Rate 7%
$236,843
$236.8K
Cap Rate 9%
$184,211
$184.2K
Market Conditions
NOI Build-Up for 2,500 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
$25.5K $10.20/SF
− Vacancy
−$1.8K −$0.73/SF
EGI
$23.7K $9.47/SF
− OpEx
−$7.1K −$2.84/SF
NOI
$16.6K $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%
$331,580
Cap Rate 7%
$236,843
Cap Rate 9%
$184,211
Alternative Uses
Best Use
Multifamily LT 5
$236.8K
$207.2K – $276.3K
NOI $16,579 @ 7.0% cap · market cap 3.99%
Second Best
Apartment 5plus
$211.5K
$185.1K – $246.8K
NOI $14,805 @ 7.0% cap · market cap 3.57%
Theoretical Best
Healthcare Medical
$531.9K
$465.4K – $620.6K
NOI $37,233 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Explore this area
Business Placement
Demographics for 72916, AR
10,250
Population
4,720
Households
2.2
Avg Household Size
41
Median Age
45%
College-Educated
92%
High-School Grad
37.7 sq mi
ZIP Area
272
Density / Sq Mi
$88,125
Median Household Income
$51,444
Median Earnings
$1,212
Median Rent
$257,100
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 - Two three-bedroom units include equipped kitchens, private laundry, and flexible occupancy options.
Where is this duplex located?
The property is located at 7423 Terry ST Unit #7421 & 7423 Fort Smith, AR.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 2,500 square feet on a 0.34‑acre lot; Duplex with two 3‑bedroom, 2‑bathroom units; One furnished short‑term rental unit and one vacant unit
