Duplex with Central Natural Gas
For Sale
$119,900
700-702 N 17th ST, Fort Smith, AR 72901
MULTI_FAMILY - Fort Smith, AR
Property Size1,512 SF
Lot Size0.16 Acres
Price / SF$79.30
Days on Market281
Property Features for 700-702 N 17th ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Fitzgerald
Lot features
Curbing
Elementary school district
Fort Smith
Middle school district
Fort Smith
High school district
Fort Smith
Directions
From Grand Ave, turn on N. 17th Street.
Standard status
Active
APN
12763-0001-00036-00
Size
1,512 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Description
LOT 1 BLK 36LOT 1 BLK 36
Tax Annual Amount
716
Legal Description
LOT 1 BLK 36LOT 1 BLK 36
Utilities
Heating system
Central, Natural Gas
Cooling system
Central Air, Electric
Building Details
Floors in Building
1
Number of units
2
Flooring type
Wood, Laminate
Roof type
Shingle
Listing Agency:
Citiland Properties
(479) 719-3732
Listed By:
Cynthia Yarbrough
(479) 719-3732
Added: Nov 14, 2025
Changed: Aug 2
Last Checked: Aug 22 at 6:06AM
MLS# 1085328
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 well-maintained duplex at 700-702 N 17th St includes two units with classic interior character and a flexible floor plan. Unit 702 features wood flooring throughout, with a bright, open living room and a formal dining room. Unit 700 has newly installed LVP and carpet in the bedroom. Both units include a kitchen furnished with major appliances, including a washer and dryer, supporting comfortable move-in readiness. The layout also provides a 1-bedroom configuration with the option of a second, along with an office and additional storage.
The property totals 0.1607 acres and approximately 1,512 SF. Heating is central with natural gas, and cooling is central air with electric service. The roof is shingle.
The property totals 0.1607 acres and approximately 1,512 SF. Heating is central with natural gas, and cooling is central air with electric service. The roof is shingle.
Key Highlights
- 0.1607‑acre duplex property at 700‑702 N 17th St
- Approximately 1,512 SF total building area
- Unit 702 with wood flooring throughout
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
$10,027
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
8.36%
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%
$200,540
$200.5K
Cap Rate 7%
$143,243
$143.2K
Cap Rate 9%
$111,411
$111.4K
Market Conditions
NOI Build-Up for 1,512 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
$15.4K $10.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$14.3K $9.47/SF
− OpEx
−$4.3K −$2.84/SF
NOI
$10.0K $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%
$200,540
Cap Rate 7%
$143,243
Cap Rate 9%
$111,411
Alternative Uses
Best Use
Multifamily LT 5
$143.2K
$125.3K – $167.1K
NOI $10,027 @ 7.0% cap · market cap 8.36%
Second Best
Apartment 5plus
$127.9K
$111.9K – $149.2K
NOI $8,954 @ 7.0% cap · market cap 7.47%
Theoretical Best
Healthcare Medical
$321.7K
$281.5K – $375.3K
NOI $22,519 @ 7.0% cap · market cap 18.78%
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
970
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Duplex offering flexible bedroom options, office space, and mixed flooring with central natural gas heat and central air cooling.
Where is this duplex located?
The property is located at 700-702 N 17th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $119,900.
What are key features of this property?
This property features: 0.1607‑acre duplex property at 700‑702 N 17th St; Approximately 1,512 SF total building area; Unit 702 with wood flooring throughout
