30-Unit Apartment
New
For Sale
$2,590,000
0000 Old Harbor Rd S 57th Kinkead Rd, Fort Smith, AR 72903
Three separate apartment properties offer varied unit layouts, washer/dryer hookups, and full current occupancy.
Property Size36,560 SF
Price / SF$70.84
Days on Market3
Property Features for 0000 Old Harbor Rd S 57th Kinkead Rd
General Information
Standard status
Active
Size
36,560 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
30
Amenities
washer/dryer hookups
Building Details
Buildings
3
Listing Agency:
Keller Williams Platinum Realty
(479) 434-3000
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Sep 13
Changed: Sep 14
Last Checked: Sep 14 at 9:22AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Platinum Realty
Investment Insights
Based on property information with market context.
This multifamily offering comprises three apartment buildings with 30 units and 36,560 square feet of property size. The unit mix includes eight three-bedroom, 2.5-bath units and eight two-bedroom, 2.5-bath units at 10908 Old Harbor Rd; six two-bedroom, two-bath units and two one-bedroom, one-bath units at 3700 Kinkead; and six two-bedroom, one-bath units at 2523 S 57th Street. Every unit includes washer/dryer hookups.
The three properties are located at 10908 Old Harbor Rd, 3700 Kinkead, and 2523 S 57th Street in Fort Smith, Arkansas. All 30 units are currently rented, providing an occupied multifamily portfolio with a range of bedroom and bathroom configurations.
The three properties are located at 10908 Old Harbor Rd, 3700 Kinkead, and 2523 S 57th Street in Fort Smith, Arkansas. All 30 units are currently rented, providing an occupied multifamily portfolio with a range of bedroom and bathroom configurations.
Key Highlights
- 30 units across three apartment buildings
- 36,560 total property size
- 10908 Old Harbor Rd: 16 units with eight 3‑bedroom and eight 2‑bedroom layouts
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
$216,503
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
8.36%
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%
$4,330,060
$4.3M
Cap Rate 7%
$3,092,900
$3.1M
Cap Rate 9%
$2,405,589
$2.4M
Market Conditions
NOI Build-Up for 36,560 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
$425.6K $11.64/SF
− Vacancy
−$31.9K −$0.87/SF
EGI
$393.6K $10.77/SF
− OpEx
−$177.1K −$4.85/SF
NOI
$216.5K $5.92/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$4,330,060
Cap Rate 7%
$3,092,900
Cap Rate 9%
$2,405,589
Alternative Uses
Best Use
Apartment 5plus
$3.09M
$2.71M – $3.61M
NOI $216,503 @ 7.0% cap · market cap 8.36%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$7.78M
$6.81M – $9.07M
NOI $544,495 @ 7.0% cap · market cap 21.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
30
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
310
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
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Frequently Asked Questions
What type of property is this?
Apartment building - Three separate apartment properties offer varied unit layouts, washer/dryer hookups, and full current occupancy.
Where is this apartment building located?
The property is located at 0000 Old Harbor Rd S 57th Kinkead Rd Fort Smith, AR.
What is the asking price?
The asking price for this property is $2,590,000.
What are key features of this property?
This property features: 30 units across three apartment buildings; 36,560 total property size; 10908 Old Harbor Rd: 16 units with eight 3‑bedroom and eight 2‑bedroom layouts
