Two-Duplex Multifamily
For Sale
$241,500
Pending
118/120 N 17th St, Fort Smith, AR 72901
Four two-bedroom, one-bath units include three occupied residences and one unit undergoing renovation for occupancy.
Property Size3,220 SF
Days on Market34
Property Features for 118/120 N 17th St
General Information
Standard status
Pending
Size
3,220 SF
Property subtype
Multi-Family
Occupancy
75%
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Building Details
Buildings
2
Listing Agency:
Remax Real Estate Results
(479) 271-9595
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Sep 2
Changed: Oct 3
Last Checked: Oct 4 at 8:54AM
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 Remax Real Estate Results
Investment Insights
Based on property information with market context.
This offering includes two duplex properties comprising four residential units, with each unit configured as two bedrooms and one bathroom. Three units are currently occupied, while the remaining residence is undergoing renovation for future occupancy. The combined property size is reported as 3,220.
The duplexes are located at 1710/1712 N. B Street and 118/120 N. 17th Street in Fort Smith, Arkansas. Northside High School is identified as a nearby reference point. The properties may also be acquired as a package with MLS# 1091256 and MLS# 1091546.
The duplexes are located at 1710/1712 N. B Street and 118/120 N. 17th Street in Fort Smith, Arkansas. Northside High School is identified as a nearby reference point. The properties may also be acquired as a package with MLS# 1091256 and MLS# 1091546.
Key Highlights
- Two duplexes offered together at 1710/1712 N. B Street and 118/120 N. 17th Street
- Four 2‑bed, 1‑bath residential units
- Three of the four units are currently tenant‑occupied
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
$21,354
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
8.84%
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%
$427,080
$427.1K
Cap Rate 7%
$305,057
$305.1K
Cap Rate 9%
$237,267
$237.3K
Market Conditions
NOI Build-Up for 3,220 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
$32.8K $10.20/SF
− Vacancy
−$2.3K −$0.73/SF
EGI
$30.5K $9.47/SF
− OpEx
−$9.2K −$2.84/SF
NOI
$21.4K $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%
$427,080
Cap Rate 7%
$305,057
Cap Rate 9%
$237,267
Alternative Uses
Best Use
Multifamily LT 5
$305.1K
$266.9K – $355.9K
NOI $21,354 @ 7.0% cap · market cap 8.84%
Second Best
Apartment 5plus
$272.4K
$238.4K – $317.8K
NOI $19,068 @ 7.0% cap · market cap 7.90%
Theoretical Best
Healthcare Medical
$685.1K
$599.5K – $799.3K
NOI $47,956 @ 7.0% cap · market cap 19.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
4
Residential units
75%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,484
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Four two-bedroom, one-bath units include three occupied residences and one unit undergoing renovation for occupancy.
Where is this duplex located?
The property is located at 118/120 N 17th St Fort Smith, AR.
What is the asking price?
The asking price for this property is $241,500.
What are key features of this property?
This property features: Two duplexes offered together at 1710/1712 N. B Street and 118/120 N. 17th Street; Four 2‑bed, 1‑bath residential units; Three of the four units are currently tenant‑occupied
