Remodeled
New
For Sale
$140,000
618 N 20th ST, Fort Smith, AR 72901
Multifamily, Fort Smith, AR
Property Size1,516 SF
Lot Size0.16 Acres
Price / SF$92.35
Days on Market5
Property Features for 618 N 20th ST
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Patio and Porch features
Patio, Porch
Fencing
Chain Link
Appliances
Dishwasher, Electric, Range
Subdivision
Fitzgerald
Lot features
Sidewalk
Elementary school
Tilles
Middle school
Darby
High school
Northside
Directions
Heading NW on Rogers Ave, keep right onto North B St., turn right onto N 20th St. Duplex is on right.
Standard status
Active
APN
12763-0005-00088-00
Size
1,516 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 5 BLK 88
Tax Annual Amount
579
Legal Description
LOT 5 BLK 88
Utilities
Heating system
Electric (Heating), Ductless (Heating)
Cooling system
Electric, Ductless
Amenities
washer/dryer connections
private entrances
fenced backyard
split units
water heaters
Building Details
Floors in Building
1
Number of units
2
Flooring type
Tile - Ceramic, Laminate
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Aaron Bettencourt
(479) 719-3094
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 22 at 10:06AM
MLS# 1091823
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.
This recently remodeled duplex contains 1,516 square feet on a 0.1607-acre lot. The unit mix includes a one-bedroom, one-bath residence and a separate efficiency unit, creating two distinct living spaces within the property. Each unit has its own entrance, washer and dryer connections, and separate utility meter. New ductless split systems and water heaters have been installed.
The property includes a shared fenced backyard with chain-link fencing, along with a patio and porch. Interior finishes include ceramic tile and laminate flooring. Additional features include electric heating and cooling, a shingle roof, dishwasher, and electric range. Located at 618 N 20th ST in Fort Smith, Arkansas, the duplex is identified by postal code 72901.
The property includes a shared fenced backyard with chain-link fencing, along with a patio and porch. Interior finishes include ceramic tile and laminate flooring. Additional features include electric heating and cooling, a shingle roof, dishwasher, and electric range. Located at 618 N 20th ST in Fort Smith, Arkansas, the duplex is identified by postal code 72901.
Key Highlights
- 1,516‑square‑foot duplex on a 0.1607‑acre lot
- Unit mix includes 1 bed/1 bath and an efficiency unit
- Separate utility meters and private entrances 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
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
832
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 provide separate utility metering, private access, and individual washer and dryer connections.
Where is this duplex located?
The property is located at 618 N 20th ST 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 on a 0.1607‑acre lot; Unit mix includes 1 bed/1 bath and an efficiency unit; Separate utility meters and private entrances for each unit
