Quadplex With Mixed Unit
For Sale
$330,000
2200 M St, Fort Smith, AR 72901
Four-unit residential property offering a combination of one- and two-bedroom floor plans in Fort Smith.
Property Size2,936 SF
Price / SF$112.40
Days on Market49
Property Features for 2200 M St
General Information
Standard status
Active
Size
2,936 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR, 2 x 2BR
Multifamily Units
4
Building Details
Year Built
1970
Listing Agency:
Exit Realty Harper Carlton Group
(479) 372-6246
Listed By:
The Cordova Team
Source:
Thebesthomeprice
Added: Jul 16
Changed: Aug 31
Last Checked: Aug 31 at 7:03PM
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 Exit Realty Harper Carlton Group
Investment Insights
Based on property information with market context.
Built in 1970, this quadplex contains 2,936 square feet across four residential units. The configuration includes two one-bedroom apartments and two two-bedroom apartments, providing a mix of floor plans within one property.
The property is located at 2200 M St in Fort Smith, within the River Valley area. Shopping, dining, parks, and entertainment are identified nearby, giving residents access to a range of everyday amenities and recreational destinations.
The property is located at 2200 M St in Fort Smith, within the River Valley area. Shopping, dining, parks, and entertainment are identified nearby, giving residents access to a range of everyday amenities and recreational destinations.
Key Highlights
- Four‑unit quadplex configuration
- Two 1‑bedroom units and two 2‑bedroom units
- 2,936 square feet of property size
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
$19,470
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
5.90%
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%
$389,400
$389.4K
Cap Rate 7%
$278,143
$278.1K
Cap Rate 9%
$216,333
$216.3K
Market Conditions
NOI Build-Up for 2,936 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
$29.9K $10.20/SF
− Vacancy
−$2.1K −$0.73/SF
EGI
$27.8K $9.47/SF
− OpEx
−$8.3K −$2.84/SF
NOI
$19.5K $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%
$389,400
Cap Rate 7%
$278,143
Cap Rate 9%
$216,333
Alternative Uses
Best Use
Multifamily LT 5
$278.1K
$243.4K – $324.5K
NOI $19,470 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$248.4K
$217.3K – $289.8K
NOI $17,387 @ 7.0% cap · market cap 5.27%
Theoretical Best
Healthcare Medical
$624.7K
$546.6K – $728.8K
NOI $43,726 @ 7.0% cap · market cap 13.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
392
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?
Quadplex - Four-unit residential property offering a combination of one- and two-bedroom floor plans in Fort Smith.
Where is this quadplex located?
The property is located at 2200 M St Fort Smith, AR.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Four‑unit quadplex configuration; Two 1‑bedroom units and two 2‑bedroom units; 2,936 square feet of property size
