New Two-Bedroom
New
For Sale
$285,000
420 Lexington Avenue, Fort Smith, AR 72901
Two-unit residential property with private baths, granite countertops, and laundry hookups in each unit.
Property Size1,876 SF
Days on Market7
Property Features for 420 Lexington Avenue
General Information
Standard status
Active
Size
1,876 SF
Property subtype
Duplex
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Building Size
1,876 SF
Year Built
2026
Buildings
1
Listing Agency:
Sagely & Edwards Realtors
(479) 782-8911
Listed By:
Carrington Team
Source:
Wisebaker.kw
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 12:37PM
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 Sagely & Edwards Realtors
Investment Insights
Based on property information with market context.
Completed in 2026, this all-electric duplex contains two residential units totaling 1,876 square feet. Each unit offers 938 square feet with two bedrooms and two private baths, along with an electric range, granite countertops, and laundry hookups. The property was built by Carrington and is located at 420 Lexington Ave in Fort Smith, Arkansas.
Key Highlights
- Built in 2026 by Carrington
- Two units totaling 1,876 square feet
- Each unit includes 938 square feet, 2 bedrooms, and 2 private baths
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
$12,441
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
4.37%
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%
$248,820
$248.8K
Cap Rate 7%
$177,729
$177.7K
Cap Rate 9%
$138,233
$138.2K
Market Conditions
NOI Build-Up for 1,876 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
$19.1K $10.20/SF
− Vacancy
−$1.4K −$0.73/SF
EGI
$17.8K $9.47/SF
− OpEx
−$5.3K −$2.84/SF
NOI
$12.4K $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%
$248,820
Cap Rate 7%
$177,729
Cap Rate 9%
$138,233
Alternative Uses
Best Use
Multifamily LT 5
$177.7K
$155.5K – $207.4K
NOI $12,441 @ 7.0% cap · market cap 4.37%
Second Best
Apartment 5plus
$158.7K
$138.9K – $185.2K
NOI $11,109 @ 7.0% cap · market cap 3.90%
Theoretical Best
Healthcare Medical
$399.1K
$349.3K – $465.7K
NOI $27,940 @ 7.0% cap · market cap 9.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,680
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit residential property with private baths, granite countertops, and laundry hookups in each unit.
Where is this duplex located?
The property is located at 420 Lexington Avenue Fort Smith, AR.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Built in 2026 by Carrington; Two units totaling 1,876 square feet; Each unit includes 938 square feet, 2 bedrooms, and 2 private baths
