Brand New Duplex for Multi-Family
For Sale
$285,000
523 S 14th ST, Fort Smith, AR 72901
Multifamily, Traditional, Fort Smith, AR
Property Size2,008 SF
Lot Size0.16 Acres
Price / SF$141.93
Days on Market259
Property Features for 523 S 14th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning
Multi Family
Window features
Vinyl Frames
Appliances
Dishwasher, Electric, Garbage Disposal, Microwave Vent, Range
Subdivision
Fitzgerald
Lot features
Cleared
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
Duplex at the corner of South 14th Street & South E Street
Standard status
Active
APN
12763-0006-00215-00
Size
2,008 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 6 BLK O
Tax Annual Amount
232
Legal Description
LOT 6 BLK O
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Electric
Building Details
Year built
2025
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: Dec 8, 2025
Changed: Aug 19
Last Checked: Aug 24 at 8:06PM
MLS# 1085755
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.
Brand new duplex on a 0.1607-acre lot in Fort Smith. The property is under construction and will be built in 2025 with a shingle roof and electric systems throughout.
Each all-electric 1,004 SF unit is laid out with two bedrooms and two full baths, along with utility rooms. Interiors include stained concrete flooring and granite countertops, and the kitchen appliance package includes an electric range, dishwasher, microwave, and garbage disposal. Heating is central electric, and cooling is central air.
Parking is supported by a concrete driveway that is 18' wide on each end for private unit parking. Zoned for multi-family use (Multi Family), the duplex configuration supports either owner-occupancy with rental income or two separate rental units at the same address: 523 S 14th St, Fort Smith, AR 72901.
Each all-electric 1,004 SF unit is laid out with two bedrooms and two full baths, along with utility rooms. Interiors include stained concrete flooring and granite countertops, and the kitchen appliance package includes an electric range, dishwasher, microwave, and garbage disposal. Heating is central electric, and cooling is central air.
Parking is supported by a concrete driveway that is 18' wide on each end for private unit parking. Zoned for multi-family use (Multi Family), the duplex configuration supports either owner-occupancy with rental income or two separate rental units at the same address: 523 S 14th St, Fort Smith, AR 72901.
Key Highlights
- Brand new duplex under construction for a 2025 build
- Two all‑electric 1,004 SF units, each with 2 bedrooms and 2 full baths
- Stained concrete flooring and granite countertops in each unit
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
$13,316
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
4.67%
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%
$266,320
$266.3K
Cap Rate 7%
$190,229
$190.2K
Cap Rate 9%
$147,956
$148.0K
Market Conditions
NOI Build-Up for 2,008 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
$20.5K $10.20/SF
− Vacancy
−$1.5K −$0.73/SF
EGI
$19.0K $9.47/SF
− OpEx
−$5.7K −$2.84/SF
NOI
$13.3K $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%
$266,320
Cap Rate 7%
$190,229
Cap Rate 9%
$147,956
Alternative Uses
Best Use
Multifamily LT 5
$190.2K
$166.5K – $221.9K
NOI $13,316 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$169.9K
$148.6K – $198.2K
NOI $11,891 @ 7.0% cap · market cap 4.17%
Theoretical Best
Healthcare Medical
$427.2K
$373.8K – $498.4K
NOI $29,906 @ 7.0% cap · market cap 10.49%
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 - Newly built duplex offers two all-electric units with two bedrooms and two full baths each, plus private off-street parking.
Where is this duplex located?
The property is located at 523 S 14th ST 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: Brand new duplex under construction for a 2025 build; Two all‑electric 1,004 SF units, each with 2 bedrooms and 2 full baths; Stained concrete flooring and granite countertops in each unit
