Eight-Unit Apartment
For Sale
Contact for pricing
1851 Brazil Avenue, Fort Smith, AR 72908
An 8-unit income property offering six three-bedroom and two two-bedroom apartments for long-term occupancy.
Property Size8,301 SF
Price / SF$132.51
Days on Market59
Property Features for 1851 Brazil Avenue
General Information
Standard status
Active
Size
8,301 SF
Class
B
Property subtype
Multifamily
Occupancy
75%
Investment Type
Value Add
Additional Details
Multifamily Units
8
Building Details
Year Built
1998
Buildings
4
Stories
1
Units
8
Tenancy
Multi
Listing Agency:
Ghan & Cooper Commercial Properties
(479) 478-6161
Listed By:
Tyler Teague · License #AR SA00079797
Source:
Crexi
Added: Jun 15
Changed: Aug 11
Last Checked: Aug 11 at 5:28PM
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 Ghan & Cooper Commercial Properties
Investment Insights
Based on property information with market context.
This for-sale multifamily investment includes eight apartment units at 1851 Brazil Avenue. The mix is six three-bedroom units and two two-bedroom units, creating flexibility for tenants of different household sizes. The units are described as spacious and positioned for convenient day-to-day living.
The property is located at the address above in Fort Smith, Arkansas. Public remarks indicate that the apartments are conveniently located between Zero Street and Jenny Lind Road.
For buyers looking for a straightforward apartment investment, the unit mix provides a practical blend of larger and smaller floorplans within the same ownership. With all units within a single 8-unit asset, management can be centralized while still offering tenants distinct bedroom options. For additional information or to discuss terms, contact Ghan & Cooper Commercial Properties.
The property is located at the address above in Fort Smith, Arkansas. Public remarks indicate that the apartments are conveniently located between Zero Street and Jenny Lind Road.
For buyers looking for a straightforward apartment investment, the unit mix provides a practical blend of larger and smaller floorplans within the same ownership. With all units within a single 8-unit asset, management can be centralized while still offering tenants distinct bedroom options. For additional information or to discuss terms, contact Ghan & Cooper Commercial Properties.
Key Highlights
- 8‑unit multifamily investment built in 1998
- Unit mix includes six 3‑bedroom units and two 2‑bedroom units
- Property located at 1851 Brazil Avenue
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
$49,157
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
4.47%
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%
$983,140
$983.1K
Cap Rate 7%
$702,243
$702.2K
Cap Rate 9%
$546,189
$546.2K
Market Conditions
NOI Build-Up for 8,301 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
$96.6K $11.64/SF
− Vacancy
−$7.2K −$0.87/SF
EGI
$89.4K $10.77/SF
− OpEx
−$40.2K −$4.85/SF
NOI
$49.2K $5.92/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$983,140
Cap Rate 7%
$702,243
Cap Rate 9%
$546,189
Alternative Uses
Best Use
Apartment 5plus
$702.2K
$614.5K – $819.3K
NOI $49,157 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.77M
$1.55M – $2.06M
NOI $123,628 @ 7.0% cap · market cap 11.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
494
Businesses Nearby
Explore this area
Business Placement
Demographics for 72908, AR
14,310
Population
6,374
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
7.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$68,697
Median Household Income
$43,234
Median Earnings
$886
Median Rent
$181,600
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?
Apartment building - An 8-unit income property offering six three-bedroom and two two-bedroom apartments for long-term occupancy.
Where is this apartment building located?
The property is located at 1851 Brazil Avenue Fort Smith, AR.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 8‑unit multifamily investment built in 1998; Unit mix includes six 3‑bedroom units and two 2‑bedroom units; Property located at 1851 Brazil Avenue
