Two-Unit Duplex with Private
For Sale
$345,000
2900-2902 Fairway Hamlet Ct, Fort Smith, AR 72908
Two-unit property with matching residential layouts, private garages, and an owner-occupied unit alongside rental income.
Property Size2,918 SF
Price / SF$118.23
Days on Market18
Property Features for 2900-2902 Fairway Hamlet Ct
General Information
Standard status
Active
Size
2,918 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2.5BA
Multifamily Units
2
Parking per Unit
2
Building Details
Year Built
2005
Listing Agency:
Truvi Realty
(479) 431-2259
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Sep 9
Changed: Sep 24
Last Checked: Sep 26 at 6:42AM
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 Truvi Realty
Investment Insights
Based on property information with market context.
Built in 2005, this 2,918-square-foot duplex at 2900-2902 Fairway Hamlet Ct includes two residential units with the same functional layout. Each side contains 3 bedrooms, 2.5 bathrooms, and a private 2-car garage. The property combines dedicated parking with substantial living space in both units.
One unit is occupied by the owner, while the other produces rental income. This arrangement supports an owner-occupant seeking a separate income stream as well as an investor evaluating a two-unit residential asset. The property is located in Fort Smith, Arkansas, with both units included in the offering.
One unit is occupied by the owner, while the other produces rental income. This arrangement supports an owner-occupant seeking a separate income stream as well as an investor evaluating a two-unit residential asset. The property is located in Fort Smith, Arkansas, with both units included in the offering.
Key Highlights
- Two‑unit duplex at 2900‑2902 Fairway Hamlet Ct, Fort Smith, AR 72908
- 2,918 square feet completed in 2005
- Each unit offers 3 bedrooms and 2.5 bathrooms
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
$19,351
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
5.61%
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%
$387,020
$387.0K
Cap Rate 7%
$276,443
$276.4K
Cap Rate 9%
$215,011
$215.0K
Market Conditions
NOI Build-Up for 2,918 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
$29.8K $10.20/SF
− Vacancy
−$2.1K −$0.73/SF
EGI
$27.6K $9.47/SF
− OpEx
−$8.3K −$2.84/SF
NOI
$19.4K $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%
$387,020
Cap Rate 7%
$276,443
Cap Rate 9%
$215,011
Alternative Uses
Best Use
Multifamily LT 5
$276.4K
$241.9K – $322.5K
NOI $19,351 @ 7.0% cap · market cap 5.61%
Second Best
Apartment 5plus
$246.9K
$216.0K – $288.0K
NOI $17,280 @ 7.0% cap · market cap 5.01%
Theoretical Best
Healthcare Medical
$620.8K
$543.2K – $724.3K
NOI $43,458 @ 7.0% cap · market cap 12.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
261
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?
Duplex - Two-unit property with matching residential layouts, private garages, and an owner-occupied unit alongside rental income.
Where is this duplex located?
The property is located at 2900-2902 Fairway Hamlet Ct Fort Smith, AR.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: Two‑unit duplex at 2900‑2902 Fairway Hamlet Ct, Fort Smith, AR 72908; 2,918 square feet completed in 2005; Each unit offers 3 bedrooms and 2.5 bathrooms
