Brick Duplex with Attached
New
For Sale
$249,900
4414 Windsor DR, Fort Smith, AR 72904
Multifamily, Ranch, Traditional, Fort Smith, AR
Property Size2,228 SF
Lot Size0.23 Acres
Price / SF$112.16
Days on Market6
Property Features for 4414 Windsor DR
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Fireplace
1
Appliances
Dishwasher, Garbage Disposal, Range
Subdivision
Sutton Estates #2
Lot features
Level, Not In Subdivision
Elementary school
Sunnymede
Middle school
Kimmons
High school
Northside
Directions
From Kelly Highway, go South on Albert Pike. Turn next to Union Christian Academy. The duplex will be down Windsor on the right.
Standard status
Active
APN
17774-0213-00000-00
Size
2,228 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Description
PRT OF LOT 213
Tax Annual Amount
1648
Legal Description
PRT OF LOT 213
Utilities
Heating system
Central
Cooling system
Central Air
Amenities
fireplaces
separate dining spaces
walk-in closets
individual laundry areas
Building Details
Year built
1970
Floors in Building
1
Number of units
2
Flooring type
Carpet, Tile - Ceramic
Roof type
Shingle
Architectural style
Ranch, Other
Listing Agency:
O'Neal Real Estate- Fort Smith
(479) 242-4609
Listed By:
Team Shoppach
(918) 774-5743
Added: Aug 28
Last Checked: Sep 2 at 2:06AM
MLS# 1091475
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 side-by-side duplex contains two rented units within 2,228 square feet. Each residence provides two bedrooms, two bathrooms, an attached one-car garage, a living area with fireplace, separate dining space, walk-in closets, and dedicated laundry facilities. The brick exterior, ranch-style design, ceramic tile and carpet flooring, central heating and cooling, shingle roof, dishwasher, garbage disposal, and range complete the property’s physical profile. Built in 1970, the building sits on a 0.2322-acre lot.
The property is located in Fort Smith near public and private schools, a city library, and everyday amenities. Both units are currently occupied, providing an established rental setup for the next owner.
The property is located in Fort Smith near public and private schools, a city library, and everyday amenities. Both units are currently occupied, providing an established rental setup for the next owner.
Key Highlights
- Two‑unit duplex with 2,228 square feet of building area
- Each unit has 2 bedrooms, 2 bathrooms, and an attached one‑car garage
- Both units are currently rented
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
$14,775
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
5.91%
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%
$295,500
$295.5K
Cap Rate 7%
$211,071
$211.1K
Cap Rate 9%
$164,167
$164.2K
Market Conditions
NOI Build-Up for 2,228 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
$22.7K $10.20/SF
− Vacancy
−$1.6K −$0.73/SF
EGI
$21.1K $9.47/SF
− OpEx
−$6.3K −$2.84/SF
NOI
$14.8K $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%
$295,500
Cap Rate 7%
$211,071
Cap Rate 9%
$164,167
Alternative Uses
Best Use
Multifamily LT 5
$211.1K
$184.7K – $246.3K
NOI $14,775 @ 7.0% cap · market cap 5.91%
Second Best
Apartment 5plus
$188.5K
$164.9K – $219.9K
NOI $13,194 @ 7.0% cap · market cap 5.28%
Theoretical Best
Healthcare Medical
$474.0K
$414.8K – $553.0K
NOI $33,182 @ 7.0% cap · market cap 13.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
218
Businesses Nearby
Explore this area
Business Placement
Demographics for 72904, AR
22,402
Population
8,406
Households
2.7
Avg Household Size
33
Median Age
7%
College-Educated
67%
High-School Grad
13.7 sq mi
ZIP Area
1,635
Density / Sq Mi
$40,357
Median Household Income
$28,519
Median Earnings
$817
Median Rent
$108,200
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 - Side-by-side rental units offer private living areas, fireplaces, separate dining spaces, and individual laundry areas.
Where is this duplex located?
The property is located at 4414 Windsor DR Fort Smith, AR.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Two‑unit duplex with 2,228 square feet of building area; Each unit has 2 bedrooms, 2 bathrooms, and an attached one‑car garage; Both units are currently rented
