Remodeled Duplex With
For Sale
$164,999
3014-3016 14th St, Fort Smith, AR 72901
Two all-electric units feature refreshed interiors, private outdoor space, and a central Fort Smith setting near Towson Avenue.
Property Size1,680 SF
Price / SF$98.21
Days on Market24
Property Features for 3014-3016 14th St
General Information
Standard status
Active
Size
1,680 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
1985
Buildings
1
Listing Agency:
Keller Williams Platinum Realty
(479) 646-5539
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Aug 9
Changed: Aug 31
Last Checked: Aug 31 at 2:59PM
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 Platinum Realty
Investment Insights
Based on property information with market context.
This duplex contains two all-electric units, each with two bedrooms and two full bathrooms. The 1,680-square-foot property has been updated with new flooring and paint throughout. Both sides include a large backyard and deck, while the north unit adds a newer AC system with new ductwork and a tile backsplash. The roof is less than 2 years old.
Located just off Towson Avenue in the middle of Fort Smith, the property offers a two-unit residential configuration with recently refreshed interiors and outdoor areas for both units. Built in 1985, it combines established construction with recent updates to key building and unit features.
Located just off Towson Avenue in the middle of Fort Smith, the property offers a two-unit residential configuration with recently refreshed interiors and outdoor areas for both units. Built in 1985, it combines established construction with recent updates to key building and unit features.
Key Highlights
- Two‑unit duplex with 1,680 square feet total
- Each side offers 2 bedrooms and 2 full bathrooms
- Fresh flooring and paint throughout both units
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
$11,141
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
6.75%
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%
$222,820
$222.8K
Cap Rate 7%
$159,157
$159.2K
Cap Rate 9%
$123,789
$123.8K
Market Conditions
NOI Build-Up for 1,680 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
$17.1K $10.20/SF
− Vacancy
−$1.2K −$0.73/SF
EGI
$15.9K $9.47/SF
− OpEx
−$4.8K −$2.84/SF
NOI
$11.1K $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%
$222,820
Cap Rate 7%
$159,157
Cap Rate 9%
$123,789
Alternative Uses
Best Use
Multifamily LT 5
$159.2K
$139.3K – $185.7K
NOI $11,141 @ 7.0% cap · market cap 6.75%
Second Best
Apartment 5plus
$142.1K
$124.4K – $165.8K
NOI $9,949 @ 7.0% cap · market cap 6.03%
Theoretical Best
Healthcare Medical
$357.4K
$312.8K – $417.0K
NOI $25,021 @ 7.0% cap · market cap 15.16%
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
398
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?
Duplex - Two all-electric units feature refreshed interiors, private outdoor space, and a central Fort Smith setting near Towson Avenue.
Where is this duplex located?
The property is located at 3014-3016 14th St Fort Smith, AR.
What is the asking price?
The asking price for this property is $164,999.
What are key features of this property?
This property features: Two‑unit duplex with 1,680 square feet total; Each side offers 2 bedrooms and 2 full bathrooms; Fresh flooring and paint throughout both units
