Brick Duplex with Covered
New
For Sale
$269,900
4604 Windsor Dr, Fort Smith, AR 72904
Both residences include fireplaces, dining areas, kitchens, laundry areas, and generous storage.
Property Size2,858 SF
Price / SF$94.44
Days on Market4
Property Features for 4604 Windsor Dr
General Information
Standard status
Active
Size
2,858 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
2
Amenities
fireplaces
in-unit laundry areas
Building Details
Year Built
1971
Buildings
1
Stories
1
Construction
brick
Tenancy
Multi
Listing Agency:
Keller Williams Platinum Realty
(479) 646-5539
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Aug 30
Changed: Aug 31
Last Checked: Sep 1 at 6:05PM
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 single-level brick duplex contains 2,858 square feet and was built in 1971. The property includes two rental units: one with three bedrooms and one with two bedrooms, with two full baths in each residence. Interior features include fireplaces, separate dining areas, functional kitchens, in-unit laundry areas, and substantial bedroom and storage space. A covered carport and additional off-street parking serve the property.
Tenants and rental income are already in place. The two-bedroom residence also includes an extra room that could be converted into a third bedroom, providing a defined improvement opportunity within the existing layout. The property is located at 4604 Windsor Dr, Fort Smith, AR 72904.
Tenants and rental income are already in place. The two-bedroom residence also includes an extra room that could be converted into a third bedroom, providing a defined improvement opportunity within the existing layout. The property is located at 4604 Windsor Dr, Fort Smith, AR 72904.
Key Highlights
- Two‑unit duplex totaling 2,858 SF
- Three‑bedroom and two‑bedroom unit mix; each unit has two full baths
- Built in 1971 with single‑level brick construction
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
$18,953
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
7.02%
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%
$379,060
$379.1K
Cap Rate 7%
$270,757
$270.8K
Cap Rate 9%
$210,589
$210.6K
Market Conditions
NOI Build-Up for 2,858 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
$29.2K $10.20/SF
− Vacancy
−$2.1K −$0.73/SF
EGI
$27.1K $9.47/SF
− OpEx
−$8.1K −$2.84/SF
NOI
$19.0K $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%
$379,060
Cap Rate 7%
$270,757
Cap Rate 9%
$210,589
Alternative Uses
Best Use
Multifamily LT 5
$270.8K
$236.9K – $315.9K
NOI $18,953 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$241.8K
$211.6K – $282.1K
NOI $16,925 @ 7.0% cap · market cap 6.27%
Theoretical Best
Healthcare Medical
$608.1K
$532.1K – $709.4K
NOI $42,565 @ 7.0% cap · market cap 15.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
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 - Both residences include fireplaces, dining areas, kitchens, laundry areas, and generous storage.
Where is this duplex located?
The property is located at 4604 Windsor Dr Fort Smith, AR.
What is the asking price?
The asking price for this property is $269,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,858 SF; Three‑bedroom and two‑bedroom unit mix; each unit has two full baths; Built in 1971 with single‑level brick construction
