New Construction Duplex
For Sale
$780,000
1000 Quincy A-F ST, Fort Smith, AR 72901
Multifamily, Traditional, Fort Smith, AR
Property Size5,250 SF
Lot Size0.59 Acres
Price / SF$148.57
Days on Market48
Property Features for 1000 Quincy A-F ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Bedrooms
6
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 5, Bedroom 6, Bedroom 2
Window features
Vinyl Frames, Double Pane Windows
Patio and Porch features
Porch
Appliances
Dishwasher, Garbage Disposal, Microwave Vent, Range, Refrigerator
Subdivision
Mill Creek
Lot features
Corner, Level
Directions
Towson Ave to Quincy St. Property on the Corner of Quincy St and S 10th St.
Standard status
Active
APN
15254-0017-00002-00
Size
5,250 SF
Lot size
0.59 Acres
Taxes and HOA fees
Tax Description
N 155' OF LOT 16 & N 155' OF W 66' LOT 17 BLOCK 2
Tax Annual Amount
748
Legal Description
N 155' OF LOT 16 & N 155' OF W 66' LOT 17 BLOCK 2
Utilities
Heating system
Electric (Heating)
Cooling system
Electric
Amenities
full appliance package
concrete flooring
central HVAC
concrete parking
Building Details
Year built
2026
Floors in Building
1
Number of units
3
Flooring type
Concrete
Roof type
Shingle
Architectural style
Other
Listing Agency:
Weichert, REALTORS(R) - The Griffin Company
(479) 242-4000
Listed By:
Jennifer Schmidt · License #SA00056031
(479) 242-4000
Added: Jul 13
Changed: Aug 19
Last Checked: Aug 29 at 11:06AM
MLS# 1090399
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 multifamily offering includes three duplex buildings with six total units. Each residence provides two bedrooms, one full bathroom, concrete flooring, central heat and air, and a complete appliance package with a refrigerator, range, microwave, and dishwasher. The property is under construction, with a 2026 year built designation and shingle roofing. Concrete parking and porches serve the units, while electric heating and cooling support building operations.
The property occupies 0.5906 acres in Fort Smith, Arkansas, within Sebastian County. The combined property size is 5,250 square feet. Unit layouts are consistent across the package, creating a straightforward configuration for residential income ownership and management.
The property occupies 0.5906 acres in Fort Smith, Arkansas, within Sebastian County. The combined property size is 5,250 square feet. Unit layouts are consistent across the package, creating a straightforward configuration for residential income ownership and management.
Key Highlights
- Six total units arranged as 3 duplexes
- Each unit includes 2 bedrooms and 1 full bathroom
- 5,250 Square Feet of combined property size
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
$34,816
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
4.46%
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%
$696,320
$696.3K
Cap Rate 7%
$497,371
$497.4K
Cap Rate 9%
$386,844
$386.8K
Market Conditions
NOI Build-Up for 5,250 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
$53.5K $10.20/SF
− Vacancy
−$3.8K −$0.73/SF
EGI
$49.7K $9.47/SF
− OpEx
−$14.9K −$2.84/SF
NOI
$34.8K $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%
$696,320
Cap Rate 7%
$497,371
Cap Rate 9%
$386,844
Alternative Uses
Best Use
Multifamily LT 5
$497.4K
$435.2K – $580.3K
NOI $34,816 @ 7.0% cap · market cap 4.46%
Second Best
Apartment 5plus
$444.1K
$388.6K – $518.2K
NOI $31,090 @ 7.0% cap · market cap 3.99%
Theoretical Best
Healthcare Medical
$1.12M
$977.4K – $1.30M
NOI $78,189 @ 7.0% cap · market cap 10.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Residential units
Location Intelligence
Trade Area within ½ mile
420
Businesses Nearby
Explore this area
Business Placement
Demographics for 72901, AR
20,973
Population
10,337
Households
2
Avg Household Size
37
Median Age
21%
College-Educated
81%
High-School Grad
8.7 sq mi
ZIP Area
2,411
Density / Sq Mi
$42,568
Median Household Income
$30,582
Median Earnings
$837
Median Rent
$113,200
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?
Duplex - Six residential units offer two-bedroom, one-bath layouts with appliances, concrete floors, and central HVAC.
Where is this duplex located?
The property is located at 1000 Quincy A-F ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $780,000.
What are key features of this property?
This property features: Six total units arranged as 3 duplexes; Each unit includes 2 bedrooms and 1 full bathroom; 5,250 Square Feet of combined property size
