Four-Unit Townhome
For Sale
$750,000
Pending
444 & 446 N Albert Pike Ave, Fort Smith, AR 72903
Two newer townhome buildings provide fully occupied residential income space near UAFS.
Property Size6,132 SF
Lot Size2.18 Acres
Days on Market20
Property Features for 444 & 446 N Albert Pike Ave
General Information
Standard status
Pending
Size
6,132 SF
Total Parking Spaces
8
Lot size
2.18 Acres
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
4 x 3BR/2.5BA
Multifamily Units
4
Parking per Unit
2
Amenities
tankless water heater
Building Details
Year Built
2019
Buildings
2
Listing Agency:
Keller Williams Platinum Realty
(479) 646-5539
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Aug 12
Changed: Aug 31
Last Checked: Aug 31 at 3:04PM
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 quadplex consists of two townhome buildings with four total units on approximately 2.18 acres. Built in 2019, the property is 100% occupied, with each residence offering three bedrooms, 2.5 bathrooms, a two-car garage, and a tankless water heater.
The property is located at 444 & 446 N Albert Pike Ave in Fort Smith, near UAFS. Its townhome configuration and consistent unit layout provide a clearly defined residential income asset with modern construction and dedicated garage parking for each unit.
The property is located at 444 & 446 N Albert Pike Ave in Fort Smith, near UAFS. Its townhome configuration and consistent unit layout provide a clearly defined residential income asset with modern construction and dedicated garage parking for each unit.
Key Highlights
- Four total units across two townhome buildings
- 100% occupied residential income property
- Approximately 2.18 acres
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
$40,665
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
5.42%
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%
$813,300
$813.3K
Cap Rate 7%
$580,929
$580.9K
Cap Rate 9%
$451,833
$451.8K
Market Conditions
NOI Build-Up for 6,132 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
$62.5K $10.20/SF
− Vacancy
−$4.5K −$0.73/SF
EGI
$58.1K $9.47/SF
− OpEx
−$17.4K −$2.84/SF
NOI
$40.7K $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%
$813,300
Cap Rate 7%
$580,929
Cap Rate 9%
$451,833
Alternative Uses
Best Use
Multifamily LT 5
$580.9K
$508.3K – $677.8K
NOI $40,665 @ 7.0% cap · market cap 5.42%
Second Best
Apartment 5plus
$518.8K
$453.9K – $605.2K
NOI $36,313 @ 7.0% cap · market cap 4.84%
Theoretical Best
Healthcare Medical
$1.30M
$1.14M – $1.52M
NOI $91,325 @ 7.0% cap · market cap 12.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
389
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Two newer townhome buildings provide fully occupied residential income space near UAFS.
Where is this quadplex located?
The property is located at 444 & 446 N Albert Pike Ave Fort Smith, AR.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Four total units across two townhome buildings; 100% occupied residential income property; Approximately 2.18 acres
