Two-Unit
For Sale
$175,000
Pending
3227 60th ST, Fort Smith, AR 72903
Multifamily, Fort Smith, AR
Property Size1,997 SF
Lot Size0.30 Acres
Days on Market12
Property Features for 3227 60th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Rooms
Bedroom 4, Bedroom 3, Bedroom 1, Bedroom 2
Fireplace
1
Subdivision
Enid Place
Lot features
In Subdivision
Directions
Rogers Ave, turn So. on S 58th, straight at 4Way stop, down into Enid Place, turn left on Enid Circle. Duplex is the circle.
Standard status
Pending
APN
12317-0026-00000-00
Size
1,997 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Description
LOT 26
Tax Annual Amount
1615
Legal Description
LOT 26
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile - Ceramic
Roof type
Shingle
Listing Agency:
Warnock Real Estate LLC
(479) 434-2818
Listed By:
Jan Dyer
(479) 461-1680
Added: Sep 23
Changed: Sep 27
Last Checked: Oct 4 at 7:06PM
MLS# 1092094
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.
This duplex contains two units totaling 1,997 square feet on a 0.2955-acre lot. The layout includes four bedrooms across the property. Interior finishes include carpet and ceramic tile, and a fireplace is present. Each unit has central heating and central air conditioning; the heating system is electric. The roof is shingle. The property could benefit from refreshing, and current rent is $995 per side.
Key Highlights
- Two units with 1,997 square feet total
- 0.2955‑acre lot
- Four bedrooms across the property
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
$13,243
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
7.57%
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%
$264,860
$264.9K
Cap Rate 7%
$189,186
$189.2K
Cap Rate 9%
$147,144
$147.1K
Market Conditions
NOI Build-Up for 1,997 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
$20.4K $10.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$18.9K $9.47/SF
− OpEx
−$5.7K −$2.84/SF
NOI
$13.2K $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%
$264,860
Cap Rate 7%
$189,186
Cap Rate 9%
$147,144
Alternative Uses
Best Use
Multifamily LT 5
$189.2K
$165.5K – $220.7K
NOI $13,243 @ 7.0% cap · market cap 7.57%
Second Best
Apartment 5plus
$168.9K
$147.8K – $197.1K
NOI $11,826 @ 7.0% cap · market cap 6.76%
Theoretical Best
Healthcare Medical
$424.9K
$371.8K – $495.7K
NOI $29,742 @ 7.0% cap · market cap 17.00%
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
509
Businesses Nearby
Explore this area
Business Placement
Demographics for 72903, AR
25,225
Population
12,079
Households
2.1
Avg Household Size
41
Median Age
33%
College-Educated
91%
High-School Grad
16.2 sq mi
ZIP Area
1,557
Density / Sq Mi
$60,186
Median Household Income
$36,560
Median Earnings
$804
Median Rent
$216,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Both residences have central heating and air conditioning, with carpet and ceramic tile flooring.
Where is this duplex located?
The property is located at 3227 60th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Two units with 1,997 square feet total; 0.2955‑acre lot; Four bedrooms across the property
