Duplex with Vacant
For Sale
$149,000
204-206 Smart Street, Jacksonville, AR 72076
Two-unit residential property with one occupied side and a second unit available for immediate use or leasing.
Property Size1,399 SF
Days on Market228
Property Features for 204-206 Smart Street
General Information
Standard status
Active
Size
1,399 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Amenities
Fireplace
Central Cool-Electric
Central Heat-Gas
Free-Standing Stove
Sewer-Public, Water-Public, Architectural Shingle
Building Details
Building Size
1,399 SF
Year Built
1967
Listing Agency:
Keller Williams Realty
Listed By:
Broderic Armstead
(501) 425-2098
Source:
Kw
Added: Feb 9
Changed: Sep 23
Last Checked: Sep 24 at 3:51PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This two-unit residential property, built in 1967, combines an occupied unit with a vacant unit that is ready for its next resident. Interior features include a fireplace, central electric cooling, central gas heat, and a freestanding stove, providing established functionality across the duplex configuration.
Public water and sewer serve the property, with architectural shingle roofing noted among the exterior features. Located at 204-206 Smart Street in Jacksonville, Arkansas, the duplex offers a straightforward setup for an owner-occupant or residential rental operator, subject to the buyer’s intended use.
Public water and sewer serve the property, with architectural shingle roofing noted among the exterior features. Located at 204-206 Smart Street in Jacksonville, Arkansas, the duplex offers a straightforward setup for an owner-occupant or residential rental operator, subject to the buyer’s intended use.
Key Highlights
- Two‑unit duplex at 204‑206 Smart Street, Jacksonville, AR 72076
- One side is occupied; the second unit is vacant
- Built in 1967
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
$11,757
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
7.89%
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%
$235,140
$235.1K
Cap Rate 7%
$167,957
$168.0K
Cap Rate 9%
$130,633
$130.6K
Market Conditions
NOI Build-Up for 1,399 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
$18.0K $12.84/SF
− Vacancy
−$1.2K −$0.83/SF
EGI
$16.8K $12.01/SF
− OpEx
−$5.0K −$3.60/SF
NOI
$11.8K $8.40/SF
Area
Pulaski County, AR
Vacancy
6.50%
Lease Rate
$12.84 /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%
$235,140
Cap Rate 7%
$167,957
Cap Rate 9%
$130,633
Alternative Uses
Best Use
Multifamily LT 5
$168.0K
$147.0K – $196.0K
NOI $11,757 @ 7.0% cap · market cap 7.89%
Second Best
Apartment 5plus
$150.3K
$131.6K – $175.4K
NOI $10,524 @ 7.0% cap · market cap 7.06%
Theoretical Best
Specialty Retail
$266.9K
$233.5K – $311.3K
NOI $18,680 @ 7.0% cap · market cap 12.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
418
Businesses Nearby
Explore this area
Business Placement
Demographics for 72076, AR
38,443
Population
17,780
Households
2.2
Avg Household Size
37
Median Age
22%
College-Educated
90%
High-School Grad
72.7 sq mi
ZIP Area
529
Density / Sq Mi
$53,048
Median Household Income
$36,189
Median Earnings
$917
Median Rent
$155,600
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 - Two-unit residential property with one occupied side and a second unit available for immediate use or leasing.
Where is this duplex located?
The property is located at 204-206 Smart Street Jacksonville, AR.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: Two‑unit duplex at 204‑206 Smart Street, Jacksonville, AR 72076; One side is occupied; the second unit is vacant; Built in 1967
