Quadplex with Concrete
For Sale
$330,000
2200 M Street, Fort Smith, AR 72901
MULTI_FAMILY - Fort Smith, AR
Property Size2,936 SF
Lot Size0.16 Acres
Price / SF$112.40
Days on Market96
Property Features for 2200 M Street
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bedroom 6, Bedroom 4, Bedroom 5, Bedroom 3, Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 2, Bedroom 2
Parking features
Assigned
Exterior features
ConcreteDriveway
Appliances
ElectricWaterHeater
Subdivision
St Edwards Place
Lot features
Central Business District, Cleared, City Lot, Near Park
Directions
Rogers Avenue to Greenwood Ave south. Right on Dodson. Left on South 22nd Street (Park Hill) Porperty on the Corner of 22nd & South M
Standard status
Active
APN
16890-0006-00008-00
Size
2,936 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 6 BLK 8
Tax Annual Amount
1460
Legal Description
LOT 6 BLK 8
Utilities
Heating system
Baseboard
Cooling system
Window Unit(s)
Building Details
Year built
1970
Floors in Building
2
Number of units
4
Flooring type
Laminate
Building materials
Brick
Roof type
Asphalt, Shingle
Listing Agency:
Exit Realty Harper Carlton Group
(479) 372-6246
Listed By:
The Cordova Team
(479) 381-8479
Added: May 17
Changed: Aug 13
Last Checked: Aug 20 at 1:06PM
MLS# 1347735
Copyright © 2026 ArkansasONE MLS. 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.
Quadplex at 2200 M Street in Fort Smith, AR 72901 with a brick exterior and concrete driveway. The property contains four units with a mix of two one-bedroom and two two-bedroom layouts. Interior finishes include laminate flooring, and the home is served by electric water heating. Space is heated with baseboard heating and cooled with window unit(s). The roof is asphalt shingle, and parking is provided as assigned spaces.
The site totals 0.1586 acres and includes 2,936 square feet of property size. Built in 1970, the quadplex offers a straightforward residential income configuration for tenants seeking either one-bedroom or two-bedroom accommodations.
Additional included room details reference six bedrooms and four bathrooms across the property’s layouts, with appliances listed as an electric water heater.
The site totals 0.1586 acres and includes 2,936 square feet of property size. Built in 1970, the quadplex offers a straightforward residential income configuration for tenants seeking either one-bedroom or two-bedroom accommodations.
Additional included room details reference six bedrooms and four bathrooms across the property’s layouts, with appliances listed as an electric water heater.
Key Highlights
- 2,936 SF quadplex on 0.1586‑acre lot
- Unit mix: two one‑bedroom units and two two‑bedroom units
- Brick exterior with concrete driveway
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
871
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 - Quadplex with two one-bedroom and two two-bedroom units, brick exterior, assigned parking, and window-unit cooling
Where is this quadplex located?
The property is located at 2200 M Street 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: 2,936 SF quadplex on 0.1586‑acre lot; Unit mix: two one‑bedroom units and two two‑bedroom units; Brick exterior with concrete driveway
