Duplex with Private
New
For Sale
$345,000
2900-2902 Fairway Hamlet CT, Fort Smith, AR 72908
Multifamily, Fort Smith, AR
Property Size2,918 SF
Lot Size0.15 Acres
Price / SF$118.23
Days on Market3
Property Features for 2900-2902 Fairway Hamlet CT
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Parking features
Garage - Attached
Patio and Porch features
Porch
Fireplace
1
Subdivision
Fairway Hamlet
Lot features
In Subdivision
Elementary school
Cook
Middle school
Ramsey
High school
Southside
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
head south on I-540, take exit 13 and turn left. Turn left onto Market Trace, right on to S. 28th st. Turn left onto Fairway Hamlet Ct., duplex will be on the right.
Standard status
Active
APN
12478-0006-00000-00
Size
2,918 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
LOT 6
Tax Annual Amount
2298
Legal Description
LOT 6
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Building Details
Year built
2005
Floors in Building
2
Number of units
2
Flooring type
Carpet, Tile - Ceramic
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
The Price Group
(479) 926-6761
Added: Sep 8
Last Checked: Sep 10 at 7:06AM
MLS# 1091614
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 2005, this duplex contains 2,918 square feet across two residences. Each unit offers 3 bedrooms, 2.5 bathrooms, a private attached 2-car garage, generous living areas, a porch, and a fireplace. Interior finishes include carpet and ceramic tile, while central heating, natural gas, central air, and electric cooling support year-round comfort. The property has a shingle roof and occupies 0.1516 acres.
One residence is owner-occupied, while the other produces rental income. That arrangement provides flexibility for an owner seeking a place to live alongside an income-producing unit or for an investor adding a duplex to a residential portfolio. The property is located at 2900-2902 Fairway Hamlet CT in Fort Smith, Arkansas 72908.
One residence is owner-occupied, while the other produces rental income. That arrangement provides flexibility for an owner seeking a place to live alongside an income-producing unit or for an investor adding a duplex to a residential portfolio. The property is located at 2900-2902 Fairway Hamlet CT in Fort Smith, Arkansas 72908.
Key Highlights
- Two‑unit duplex totaling 2,918 square feet
- Each residence includes 3 bedrooms and 2.5 bathrooms
- Private attached 2‑car garage for each unit
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
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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
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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 residences combine comfortable layouts, attached garages, and separate living arrangements in a well-maintained property.
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 totaling 2,918 square feet; Each residence includes 3 bedrooms and 2.5 bathrooms; Private attached 2‑car garage for each unit
