Two-Duplex Residential
For Sale
$241,500
118/120 N 17th ST, Fort Smith, AR 72901
Multifamily, Fort Smith, AR
Property Size3,220 SF
Lot Size0.32 Acres
Price / SF$75
Days on Market10
Property Features for 118/120 N 17th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage - Detached
Subdivision
Fitzgerald
Lot features
Cleared, Corner, In Subdivision, Level
Directions
Corner of North B and North 17TH St.
Standard status
Active
APN
12763-0006-00042-00
Size
3,220 SF
Lot size
0.32 Acres
Taxes and HOA fees
Tax Description
LOTS 5 & 6 BLK 42
Tax Annual Amount
1622
Legal Description
LOTS 5 & 6 BLK 42
Utilities
Heating system
Electric (Heating), Central
Cooling system
Central Air, Electric
Building Details
Floors in Building
1
Number of units
4
Flooring type
Laminate, Wood, Tile - Ceramic
Roof type
Shingle
Listing Agency:
Coldwell Banker Fleming-Lau-Ft.Smith · Coldwell Banker Real Estate
(479) 782-7285
Listed By:
Carie Holloway · License #SA00055112
(479) 414-6976
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 10 at 5:06PM
MLS# 1091545
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 offering combines two duplex buildings at 1710/1712 N. B Street and 118/120 N. 17th Street in Fort Smith. The property contains four two-bedroom, one-bathroom units totaling 3,220 square feet on 0.3214 acres. Three units are occupied, while the remaining unit is being renovated. Interior finishes include laminate, ceramic tile, and wood flooring.
Property systems include central and electric heating, electric cooling with central air, shingle roofing, and detached garage parking. The buildings are positioned near Northside High School, providing a defined nearby institutional reference for the residential properties.
Property systems include central and electric heating, electric cooling with central air, shingle roofing, and detached garage parking. The buildings are positioned near Northside High School, providing a defined nearby institutional reference for the residential properties.
Key Highlights
- Two duplex buildings with four total 2‑bedroom, 1‑bathroom units
- 3 of 4 units are tenant‑occupied
- One unit is currently undergoing renovation
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Four residential units across two duplex buildings, with three occupied and one undergoing renovation.
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 duplex buildings with four total 2‑bedroom, 1‑bathroom units; 3 of 4 units are tenant‑occupied; One unit is currently undergoing renovation
