Two-Unit Duplex with Private
New
For Sale
$285,000
420 Lexington AVE, Fort Smith, AR 72901
Multifamily, Traditional, Fort Smith, AR
Property Size1,876 SF
Lot Size0.24 Acres
Price / SF$151.92
Days on Market2
Property Features for 420 Lexington AVE
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Window features
Vinyl Frames
Appliances
Dishwasher, Electric, Garbage Disposal, Microwave Vent, Range
Subdivision
Fitzgerald
Lot features
Cleared, Corner
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
From Rogers Ave, go South on Lexington Ave, duplex will be on right.
Standard status
Active
APN
12763-0008-00214-00
Size
1,876 SF
Lot size
0.24 Acres
Taxes and HOA fees
Tax Description
LOT 7-8 BLK N FITZGERALD SUBDIVISION
Tax Annual Amount
232
Legal Description
LOT 7-8 BLK N FITZGERALD SUBDIVISION
Utilities
Heating system
Electric (Heating), Central
Cooling system
Electric, Central Air
Amenities
electric range with granite countertops
laundry hookups
Building Details
Year built
2026
Floors in Building
1
Number of units
2
Flooring type
Concrete
Roof type
Shingle
Architectural style
Other
Listing Agency:
Sagely & Edwards Realtors
(479) 782-8911
Listed By:
Carrington Team
(479) 782-8911
Added: Aug 26
Last Checked: Aug 27 at 1:06PM
MLS# 1091192
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 two-unit duplex is under construction for a 2026 build, with 1,876 square feet across two residences. Each unit contains 938 square feet, two bedrooms, and two private bathrooms. The all-electric design includes central heating and cooling, electric ranges, granite countertops, dishwashers, garbage disposals, microwave vents, and laundry hookups. Concrete flooring and a shingle roof are also specified.
Located at 420 Lexington AVE in Fort Smith, Arkansas, the property occupies 0.24 acres. Carrington is identified as the builder, and each residence is configured as a practical two-bedroom, two-bath unit suited to residential income ownership.
Located at 420 Lexington AVE in Fort Smith, Arkansas, the property occupies 0.24 acres. Carrington is identified as the builder, and each residence is configured as a practical two-bedroom, two-bath unit suited to residential income ownership.
Key Highlights
- Two‑unit duplex totaling 1,876 square feet
- Each unit measures 938 square feet with 2 bedrooms and 2 private baths
- Under construction with YearBuilt 2026
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
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Frequently Asked Questions
What type of property is this?
Duplex - Under-construction all-electric residences feature granite countertops, kitchen appliances, and individual laundry hookups.
Where is this duplex located?
The property is located at 420 Lexington AVE 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: Two‑unit duplex totaling 1,876 square feet; Each unit measures 938 square feet with 2 bedrooms and 2 private baths; Under construction with YearBuilt 2026
