Updated Ranch
For Sale
$289,900
2016-2018 S V ST, Fort Smith, AR 72901
Multifamily, Ranch, Fort Smith, AR
Property Size2,119 SF
Lot Size0.16 Acres
Price / SF$136.81
Days on Market511
Property Features for 2016-2018 S V ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
Residential
Bedrooms
4
Rooms
Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 2
Parking features
Garage - Attached
Window features
Double Pane Windows
Appliances
Built In Separate
Subdivision
Park Hill
Lot features
In Subdivision, Level
Elementary school
Fairview
Middle school
Ramsey
High school
Southside
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
Jenny Lind south from Dodson to S V go left, duplex on the right.
Standard status
Active
APN
15925-0005-00034-00
Size
2,119 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 5 BLK 34 LOT SIZE 50 X 140
Tax Annual Amount
1745
Legal Description
LOT 5 BLK 34 LOT SIZE 50 X 140
Utilities
Heating system
Central, Natural Gas
Cooling system
Electric, Central Air
Building Details
Year built
1997
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic, Carpet
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Housing Hotline
(479) 484-5463
Listed By:
James Vitale · License #PB00040422
(479) 629-0557
Added: May 13, 2025
Changed: Sep 12
Last Checked: Oct 5 at 3:06AM
MLS# 1081008
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.
Built in 1997, this ranch-style duplex combines brick and siding construction with two residential units, each featuring two bedrooms, a living room, dining area, kitchen, bathroom, pantry, utility storage, and walk-in bedroom closets. Kitchens include refrigerators, ranges, microwaves, dishwashers, and garbage disposals. Covered patios connect to the dining areas through French doors, while each unit also has an attached single-car garage with an opener.
Recent property improvements include architectural shingles installed in 2025, complete HVAC replacement in both units in 2025, exterior painting completed in 2024, and new exterior lighting added in 2025. The property is zoned Residential and occupies 0.1579 acres in Fort Smith’s Parkhill neighborhood. Both units have multi-year tenants, and tenants pay their own utilities.
Recent property improvements include architectural shingles installed in 2025, complete HVAC replacement in both units in 2025, exterior painting completed in 2024, and new exterior lighting added in 2025. The property is zoned Residential and occupies 0.1579 acres in Fort Smith’s Parkhill neighborhood. Both units have multi-year tenants, and tenants pay their own utilities.
Key Highlights
- Duplex with two‑bedroom units and attached single‑car garages
- 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
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
307
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 - Brick-and-siding duplex with attached garages, covered patios, appliance-equipped kitchens, and established occupancy in Fort Smith.
Where is this duplex located?
The property is located at 2016-2018 S V ST 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: Duplex with two‑bedroom units and attached single‑car garages; Architectural roof installed in 2025; Complete HVAC systems replaced in both units in 2025
