Updated Quadplex with
For Sale
$200,000
Pending
700 12TH Street, Fort Smith, AR 72901
Four two-bedroom apartments offer window air conditioning, decks, and a level corner-lot setting.
Property Size2,850 SF
Days on Market250
Property Features for 700 12TH Street
General Information
Standard status
Pending
Size
2,850 SF
Property subtype
Fourplex
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$1,023
Amenities
Window Air Conditioning
3
Laminate
Electric Appliances, Range, None
Alarm -Smoke/Fire
Single Pane
Asphalt, Shingle
Deck
Deck. Corner Lot.
Frame
Level
50x140
Sidewalks. Corner, Paved Road, Clear lot, Level.
Building Details
Stories
1
Listing Agency:
Diamond Real Estate & Property Management
(479) 242-3322
Listed By:
Delores Wheat
(501) 339-6485
Source:
Xome
Added: Dec 25, 2025
Changed: Aug 31
Last Checked: Aug 31 at 1:30PM
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 Diamond Real Estate & Property Management
Investment Insights
Based on property information with market context.
This 2,850 SF quadplex contains four apartments, each configured with 2 bedrooms and 1 bathroom. Units 2, 3, and 4 feature newer laminate flooring and fresh paint. Unit 3 is vacant, with rehabilitation work underway. Interior features include window air conditioning, electric appliances, ranges, smoke and fire alarms, and single-pane windows.
The property is located at 700 N 12TH Street in Fort Smith, with Units 1-4 included. Exterior improvements include asphalt shingle roofing, decks, sidewalks, and a paved road. The building occupies a level 50x140 corner lot with a clear lot area and community maintenance.
The property is located at 700 N 12TH Street in Fort Smith, with Units 1-4 included. Exterior improvements include asphalt shingle roofing, decks, sidewalks, and a paved road. The building occupies a level 50x140 corner lot with a clear lot area and community maintenance.
Key Highlights
- Fourplex with four 2‑bedroom, 1‑bathroom units
- 2,850 SF property at 700 N 12TH Street, Fort Smith
- Units 2, 3 & 4 have newer laminate flooring and new paint
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
$16,877
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
8.44%
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%
$337,540
$337.5K
Cap Rate 7%
$241,100
$241.1K
Cap Rate 9%
$187,522
$187.5K
Market Conditions
NOI Build-Up for 2,850 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
$33.2K $11.64/SF
− Vacancy
−$2.5K −$0.87/SF
EGI
$30.7K $10.77/SF
− OpEx
−$13.8K −$4.85/SF
NOI
$16.9K $5.92/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$337,540
Cap Rate 7%
$241,100
Cap Rate 9%
$187,522
Alternative Uses
Best Use
Multifamily LT 5
$270.0K
$236.3K – $315.0K
NOI $18,900 @ 7.0% cap · market cap 9.45%
Second Best
Apartment 5plus
$241.1K
$211.0K – $281.3K
NOI $16,877 @ 7.0% cap · market cap 8.44%
Theoretical Best
Healthcare Medical
$606.4K
$530.6K – $707.4K
NOI $42,446 @ 7.0% cap · market cap 21.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,125
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?
Quadplex - Four two-bedroom apartments offer window air conditioning, decks, and a level corner-lot setting.
Where is this quadplex located?
The property is located at 700 12TH Street Fort Smith, AR.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: Fourplex with four 2‑bedroom, 1‑bathroom units; 2,850 SF property at 700 N 12TH Street, Fort Smith; Units 2, 3 & 4 have newer laminate flooring and new paint
