Remodeled Duplex with Separate
For Sale
$140,000
618 N 20th Street, Fort Smith, AR 72901
Two distinct units include private access, laundry hookups, and a shared fenced backyard.
Property Size1,516 SF
Days on Market10
Property Features for 618 N 20th Street
General Information
Standard status
Active
Size
1,516 SF
Property subtype
Duplex
Units
Unit Mix
1 x 1BR/1BA, 1 x efficiency
Multifamily Units
2
Amenities
washer/dryer connections
private entrances
fenced backyard
Building Details
Building Size
1,516 SF
Listing Agency:
Keller Williams Platinum Realty
Listed By:
Aaron Bettencourt
Source:
Wisebaker.kw
Added: Sep 18
Changed: Sep 20
Last Checked: Sep 26 at 3:39AM
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 recently remodeled duplex contains 1,516 square feet with a one-bedroom, one-bath unit alongside an efficiency unit. Both residences have new split-system units and water heaters, while private entrances and individual utility meters support separate unit operations. Washer and dryer connections are provided for each unit.
The property includes a shared fenced backyard and is located at 618 N 20th St in Fort Smith, Arkansas. The two-unit layout and differing floor plans provide a compact residential income configuration with clearly defined living spaces.
The property includes a shared fenced backyard and is located at 618 N 20th St in Fort Smith, Arkansas. The two-unit layout and differing floor plans provide a compact residential income configuration with clearly defined living spaces.
Key Highlights
- 1,516‑square‑foot duplex with one 1‑bed/1‑bath unit and one efficiency unit
- Recently remodeled with new split units and water heaters
- Separate utility meters for 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
$10,054
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
7.18%
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%
$201,080
$201.1K
Cap Rate 7%
$143,629
$143.6K
Cap Rate 9%
$111,711
$111.7K
Market Conditions
NOI Build-Up for 1,516 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
$15.5K $10.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$14.4K $9.47/SF
− OpEx
−$4.3K −$2.84/SF
NOI
$10.1K $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%
$201,080
Cap Rate 7%
$143,629
Cap Rate 9%
$111,711
Alternative Uses
Best Use
Multifamily LT 5
$143.6K
$125.7K – $167.6K
NOI $10,054 @ 7.0% cap · market cap 7.18%
Second Best
Apartment 5plus
$128.3K
$112.2K – $149.6K
NOI $8,978 @ 7.0% cap · market cap 6.41%
Theoretical Best
Healthcare Medical
$322.5K
$282.2K – $376.3K
NOI $22,578 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,523
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
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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 - Two distinct units include private access, laundry hookups, and a shared fenced backyard.
Where is this duplex located?
The property is located at 618 N 20th Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $140,000.
What are key features of this property?
This property features: 1,516‑square‑foot duplex with one 1‑bed/1‑bath unit and one efficiency unit; Recently remodeled with new split units and water heaters; Separate utility meters for each unit
