Two-Duplex Rental
New
For Sale
$410,000
4426 & 4500 Windsor Dr, Fort Smith, AR 72904
Four updated rental units include private carports, washer/dryer hookups, fireplaces, and covered patios.
Property Size4,256 SF
Price / SF$96.33
Days on Market2
Property Features for 4426 & 4500 Windsor Dr
General Information
Standard status
Active
Size
4,256 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Parking per Unit
1
Amenities
private carport
washer/dryer connections
fireplaces
covered patios
Building Details
Buildings
2
Listing Agency:
Keller Williams Platinum Realty
(479) 434-3000
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Sep 14
Last Checked: Sep 15 at 6:50AM
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 4,256-square-foot residential income property comprises two duplex buildings with four total units. Each apartment includes two bedrooms and one bathroom, along with a functional layout, private carport, and washer/dryer connections. All four units have undergone recent remodeling and updates. The front apartments include fireplaces, while the rear apartments have covered patios. Both duplexes have new roofs, and three units have new HVAC systems.
The property is located at 4426 & 4500 Windsor Dr in Fort Smith, near schools, shopping, and everyday amenities. An additional duplex next door is being remodeled and may also be available for purchase, offering a potential way to expand the acquisition package.
The property is located at 4426 & 4500 Windsor Dr in Fort Smith, near schools, shopping, and everyday amenities. An additional duplex next door is being remodeled and may also be available for purchase, offering a potential way to expand the acquisition package.
Key Highlights
- Two duplexes with four total rental units
- 4,256 SF residential income property
- Each unit offers 2 bedrooms and 1 bathroom
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
$28,224
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
6.88%
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%
$564,480
$564.5K
Cap Rate 7%
$403,200
$403.2K
Cap Rate 9%
$313,600
$313.6K
Market Conditions
NOI Build-Up for 4,256 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
$43.4K $10.20/SF
− Vacancy
−$3.1K −$0.73/SF
EGI
$40.3K $9.47/SF
− OpEx
−$12.1K −$2.84/SF
NOI
$28.2K $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%
$564,480
Cap Rate 7%
$403,200
Cap Rate 9%
$313,600
Alternative Uses
Best Use
Multifamily LT 5
$403.2K
$352.8K – $470.4K
NOI $28,224 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$360.0K
$315.0K – $420.1K
NOI $25,203 @ 7.0% cap · market cap 6.15%
Theoretical Best
Healthcare Medical
$905.5K
$792.3K – $1.06M
NOI $63,385 @ 7.0% cap · market cap 15.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
198
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Four updated rental units include private carports, washer/dryer hookups, fireplaces, and covered patios.
Where is this duplex located?
The property is located at 4426 & 4500 Windsor Dr Fort Smith, AR.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Two duplexes with four total rental units; 4,256 SF residential income property; Each unit offers 2 bedrooms and 1 bathroom
