Well-Maintained Brick
For Sale
$245,000
Pending
6500 Dallas Street, Fort Smith, AR 72903
MULTI_FAMILY - Fort Smith, AR
Property Size2,329 SF
Lot Size0.29 Acres
Days on Market379
Property Features for 6500 Dallas Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 1, Bedroom 4
Parking features
Garage, Open
Exterior features
ConcreteDriveway
Appliances
ElectricWaterHeater
Subdivision
Cliff Terrace #3 Replats
Lot features
Central Business District, Corner Lot, City Lot
Directions
From Rogers Ave turn South onto S. 66th Street. Right onto Dallas. Duplex is the second house on the left, corner of Dallas St and S. 65th Circle.
Standard status
Pending
APN
11413-0001-00005-00
Size
2,329 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
LOT 1 REPLAT OF LOTS 1-2-3-4-5
Tax Annual Amount
1664
Legal Description
LOT 1 REPLAT OF LOTS 1-2-3-4-5
Utilities
Heating system
Central
Cooling system
Electric
Building Details
Year built
1975
Floors in Building
1
Number of units
2
Flooring type
Vinyl, Tile
Building materials
Brick, VinylSiding
Roof type
Shingle
Listing Agency:
AROK Realty, LLC
(479) 719-1234
Listed By:
Alicia Arnold · License #EB00088356
(479) 430-8719
Added: Aug 12, 2025
Changed: Aug 4
Last Checked: Aug 25 at 2:06AM
MLS# 1317774
Copyright © 2026 ArkansasONE MLS. 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 well-maintained duplex offers two units with open living layouts and updated kitchens. Construction includes brick with vinyl siding, supported by tile and vinyl flooring. The home is heated with central heating and cooled with electric cooling, and an electric water heater is in place. Parking is available with an open parking area plus a garage, and the property features a concrete driveway and a shingle roof.
The duplex is situated at 6500 Dallas Street in Fort Smith, Arkansas (Sebastian County). The units are occupied, and showings require 24-hour notice; tenants must not be disturbed. Tenants pay all utilities, and the owner provides lawn care.
Built in 1975 and sold as-is where-is, this property is presented for buyers seeking a maintained, income-producing duplex configuration.
The duplex is situated at 6500 Dallas Street in Fort Smith, Arkansas (Sebastian County). The units are occupied, and showings require 24-hour notice; tenants must not be disturbed. Tenants pay all utilities, and the owner provides lawn care.
Built in 1975 and sold as-is where-is, this property is presented for buyers seeking a maintained, income-producing duplex configuration.
Key Highlights
- Two‑unit duplex at 6500 Dallas Street, Fort Smith, AR 72903
- 0.2929‑acre lot with 2,329 SF total property size
- Built in 1975 with brick and vinyl siding
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
$15,445
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
6.30%
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%
$308,900
$308.9K
Cap Rate 7%
$220,643
$220.6K
Cap Rate 9%
$171,611
$171.6K
Market Conditions
NOI Build-Up for 2,329 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
$23.8K $10.20/SF
− Vacancy
−$1.7K −$0.73/SF
EGI
$22.1K $9.47/SF
− OpEx
−$6.6K −$2.84/SF
NOI
$15.4K $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%
$308,900
Cap Rate 7%
$220,643
Cap Rate 9%
$171,611
Alternative Uses
Best Use
Multifamily LT 5
$220.6K
$193.1K – $257.4K
NOI $15,445 @ 7.0% cap · market cap 6.30%
Second Best
Apartment 5plus
$197.0K
$172.4K – $229.9K
NOI $13,792 @ 7.0% cap · market cap 5.63%
Theoretical Best
Healthcare Medical
$495.5K
$433.6K – $578.1K
NOI $34,686 @ 7.0% cap · market cap 14.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,360
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained duplex with open living spaces, updated kitchens, and central HVAC, with tenants paying utilities and owner providing lawn care.
Where is this duplex located?
The property is located at 6500 Dallas Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $245,000.
What are key features of this property?
This property features: Two‑unit duplex at 6500 Dallas Street, Fort Smith, AR 72903; 0.2929‑acre lot with 2,329 SF total property size; Built in 1975 with brick and vinyl siding
