Two-Unit Duplex with Assigned
For Sale
$289,000
1 Highway 253, Lavaca, AR 72941
Multifamily, Lavaca, AR
Property Size2,035 SF
Lot Size0.37 Acres
Price / SF$142.01
Days on Market50
Property Features for 1 Highway 253
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Rooms
Bedroom 2, Bedroom 1, Bedroom 4, Bedroom 3
Parking features
Assigned
Window features
Vinyl Frames
Appliances
Dishwasher, Electric
Subdivision
Acreage-Lavaca
Lot features
Corner, Level, Not In Subdivision, Rural Property
Elementary school
Lavaca
Middle school
Lavaca
High school
Lavaca
Elementary school district
Lavaca
Middle school district
Lavaca
High school district
Lavaca
Directions
From Hwy 255 turn left down Hwy 253, go 5.2 Miles, Duplex is on your left.
Standard status
Active
APN
69359-0086-00000-00
Size
2,035 SF
Lot size
0.37 Acres
Taxes and HOA fees
Tax Description
PT NE NE, 120' X 135
Tax Annual Amount
1489
Legal Description
PT NE NE, 120' X 135
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Year built
2011
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:
Laura McLean · License #SA00081842
(479) 439-3000
Added: Jul 19
Changed: Sep 4
Last Checked: Sep 6 at 5:06AM
MLS# 1090503
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 2,035 square feet across two residential units, with each unit offering 2 bedrooms and 2 full bathrooms. Built in 2011, the property features laminate and ceramic tile flooring, electric central heating and cooling, electric appliances, and a shingle roof. The units are tenant occupied, and assigned parking is available on the 0.37-acre property.
Located at 1 Highway 253 in Lavaca, the property sits approximately 12 miles from Fort Smith in a rural setting. Its corner-lot position and spacious parking area provide practical site features for the existing residential configuration.
Located at 1 Highway 253 in Lavaca, the property sits approximately 12 miles from Fort Smith in a rural setting. Its corner-lot position and spacious parking area provide practical site features for the existing residential configuration.
Key Highlights
- 2,035‑square‑foot duplex with two residential units
- Each unit includes 2 bedrooms and 2 full bathrooms
- Built in 2011 on a 0.37‑acre corner lot
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
$13,495
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
4.67%
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%
$269,900
$269.9K
Cap Rate 7%
$192,786
$192.8K
Cap Rate 9%
$149,944
$149.9K
Market Conditions
NOI Build-Up for 2,035 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
$20.8K $10.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$19.3K $9.47/SF
− OpEx
−$5.8K −$2.84/SF
NOI
$13.5K $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%
$269,900
Cap Rate 7%
$192,786
Cap Rate 9%
$149,944
Alternative Uses
Best Use
Multifamily LT 5
$192.8K
$168.7K – $224.9K
NOI $13,495 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$172.2K
$150.6K – $200.9K
NOI $12,051 @ 7.0% cap · market cap 4.17%
Theoretical Best
Healthcare Medical
$433.0K
$378.9K – $505.1K
NOI $30,308 @ 7.0% cap · market cap 10.49%
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
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 72941, AR
5,079
Population
2,043
Households
2.5
Avg Household Size
41
Median Age
16%
College-Educated
93%
High-School Grad
43.4 sq mi
ZIP Area
117
Density / Sq Mi
$77,292
Median Household Income
$37,540
Median Earnings
$889
Median Rent
$159,600
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 - Each residence provides two bedrooms and two full bathrooms in a functional residential layout.
Where is this duplex located?
The property is located at 1 Highway 253 Lavaca, AR.
What is the asking price?
The asking price for this property is $289,000.
What are key features of this property?
This property features: 2,035‑square‑foot duplex with two residential units; Each unit includes 2 bedrooms and 2 full bathrooms; Built in 2011 on a 0.37‑acre corner lot
