Two-Unit Duplex with Separate
For Sale
$205,000
Pending
6725 - 6727 Independence St, Fort Smith, AR 72903
South Fort Smith duplex with matching two-bedroom layouts and tenant-paid utilities.
Property Size1,568 SF
Days on Market31
Property Features for 6725 - 6727 Independence St
General Information
Standard status
Pending
Size
1,568 SF
Property subtype
Multi-Family
Additional Details
Average Monthly Rent
$800
Multifamily Units
2
Building Details
Year Built
1970
Listing Agency:
Keller Williams Platinum Realty
(479) 646-5539
Listed By:
Bradford & Udouj Realtors
(479) 646-5539
Source:
Bradfordudouj
Added: Aug 2
Changed: Aug 31
Last Checked: Aug 31 at 3:02PM
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.
Built in 1970, this duplex contains 1,568 square feet arranged as two separate residences. Each side offers 2 bedrooms and 1 bathroom, creating a consistent layout across the property. The building is described as well maintained, and one unit is vacant while the other is occupied by a tenant.
The property is located in South Fort Smith at 6725 - 6727 Independence St, Fort Smith, AR 72903. Tenants are responsible for all utilities, providing a straightforward operating arrangement. The vacant unit may also support an owner-occupant arrangement while the second residence remains rented, as described in the property information.
The property is located in South Fort Smith at 6725 - 6727 Independence St, Fort Smith, AR 72903. Tenants are responsible for all utilities, providing a straightforward operating arrangement. The vacant unit may also support an owner-occupant arrangement while the second residence remains rented, as described in the property information.
Key Highlights
- Two‑unit duplex at 6725 - 6727 Independence St, Fort Smith, AR 72903
- 1,568 square feet built in 1970
- Each unit includes 2 bedrooms and 1 bathroom
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
$10,398
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
5.07%
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%
$207,960
$208.0K
Cap Rate 7%
$148,543
$148.5K
Cap Rate 9%
$115,533
$115.5K
Market Conditions
NOI Build-Up for 1,568 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
$16.0K $10.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$14.9K $9.47/SF
− OpEx
−$4.5K −$2.84/SF
NOI
$10.4K $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%
$207,960
Cap Rate 7%
$148,543
Cap Rate 9%
$115,533
Alternative Uses
Best Use
Multifamily LT 5
$148.5K
$130.0K – $173.3K
NOI $10,398 @ 7.0% cap · market cap 5.07%
Second Best
Apartment 5plus
$132.6K
$116.1K – $154.8K
NOI $9,285 @ 7.0% cap · market cap 4.53%
Theoretical Best
Healthcare Medical
$333.6K
$291.9K – $389.2K
NOI $23,353 @ 7.0% cap · market cap 11.39%
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
1,049
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 - South Fort Smith duplex with matching two-bedroom layouts and tenant-paid utilities.
Where is this duplex located?
The property is located at 6725 - 6727 Independence St Fort Smith, AR.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: Two‑unit duplex at 6725 - 6727 Independence St, Fort Smith, AR 72903; 1,568 square feet built in 1970; Each unit includes 2 bedrooms and 1 bathroom
