Updated Brick
For Sale
$289,900
20162018 V Street, Fort Smith, AR 72901
Two-bedroom units feature attached garages, covered patios, full appliance packages, and washer-dryer closets.
Property Size2,119 SF
Price / SF$136.81
Days on Market480
Property Features for 20162018 V Street
General Information
Standard status
Active
Size
2,119 SF
Property subtype
Duplex
Taxes and HOA fees
Annual Taxes
$1,745
Amenities
Central Air, Electric, Gas
No Basement
3
Ceramic Tile, Carpet
Electric Dryer, Range/Oven Built-in, Oven Built-in
Double Pane
Asphalt, Shingle
Brick Wall, No Fence
Garage.
Brick
Level
50 X 140
Paved Road, Level.
Building Details
Year Built
1997
Stories
1
Listing Agency:
(479) 484-5463
Listed By:
Housing Hotline
(479) 629-0557
Source:
Xome
Added: May 10, 2025
Changed: Aug 31
Last Checked: Aug 31 at 3:14PM
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 Housing Hotline
Investment Insights
Based on property information with market context.
This brick-and-siding duplex contains two two-bedroom residences, with 1,090 square feet in each unit. Both layouts include a kitchen equipped with a refrigerator, range, microwave, dishwasher, and garbage disposal, along with a dining area opening to a covered patio through French doors. Additional features include large living rooms with trayed ceilings, walk-in bedroom closets, two-vanity bathrooms, pantry storage, utility closets with washers and dryers, and attached single-car garages with openers.
Property improvements include an architectural roof installed in 2025, complete HVAC replacements in both units during 2025, exterior painting completed in 2024, and new exterior lighting added in 2025. OGE weatherization has also been completed. The duplex is located at 2016-2018 S V Street in Fort Smith’s Parkhill neighborhood, and both units have multi-year tenants in place. Tenants pay all utilities.
Property improvements include an architectural roof installed in 2025, complete HVAC replacements in both units during 2025, exterior painting completed in 2024, and new exterior lighting added in 2025. OGE weatherization has also been completed. The duplex is located at 2016-2018 S V Street in Fort Smith’s Parkhill neighborhood, and both units have multi-year tenants in place. Tenants pay all utilities.
Key Highlights
- Two‑bedroom duplex units with 1,090 square feet per unit
- Architectural roof installed in 2025
- Complete HVAC systems replaced in both units in 2025
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
$14,052
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
4.85%
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%
$281,040
$281.0K
Cap Rate 7%
$200,743
$200.7K
Cap Rate 9%
$156,133
$156.1K
Market Conditions
NOI Build-Up for 2,119 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
$21.6K $10.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$20.1K $9.47/SF
− OpEx
−$6.0K −$2.84/SF
NOI
$14.1K $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%
$281,040
Cap Rate 7%
$200,743
Cap Rate 9%
$156,133
Alternative Uses
Best Use
Multifamily LT 5
$200.7K
$175.7K – $234.2K
NOI $14,052 @ 7.0% cap · market cap 4.85%
Second Best
Apartment 5plus
$179.3K
$156.9K – $209.1K
NOI $12,548 @ 7.0% cap · market cap 4.33%
Theoretical Best
Healthcare Medical
$450.8K
$394.5K – $526.0K
NOI $31,559 @ 7.0% cap · market cap 10.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,098
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 - Two-bedroom units feature attached garages, covered patios, full appliance packages, and washer-dryer closets.
Where is this duplex located?
The property is located at 20162018 V Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $289,900.
What are key features of this property?
This property features: Two‑bedroom duplex units with 1,090 square feet per unit; Architectural roof installed in 2025; Complete HVAC systems replaced in both units in 2025
