Two-Unit Duplex with Detached
For Sale
$115,000
7125 Texas RD, Fort Smith, AR 72914
Multifamily, Traditional, Fort Smith, AR
Property Size1,585 SF
Lot Size0.36 Acres
Price / SF$72.56
Days on Market92
Property Features for 7125 Texas RD
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Rooms
Bedroom 1, Bedroom 3, Bedroom 2
Window features
Vinyl Frames
Appliances
Electric, Range, Refrigerator
Lot features
Level
Directions
Hwy 271 S to Texas Rd.
Standard status
Active
APN
18883-0000-02637-00
Size
1,585 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
PART NE SE
Tax Annual Amount
843
Legal Description
PART NE SE
Utilities
Heating system
Baseboard, Natural Gas, Central
Cooling system
Electric, Window Unit(s), Central Air
Amenities
washer and dryer hookups
partially fenced yard
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Flooring type
Wood, Vinyl, Tile - Ceramic
Roof type
Shingle
Architectural style
Other
Listing Agency:
Weichert, REALTORS(R) - The Griffin Company
(479) 242-4000
Listed By:
Jennifer Schmidt · License #SA00056031
(479) 883-2963
Added: May 21
Changed: Aug 19
Last Checked: Aug 20 at 2:06PM
MLS# 1089179
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 duplex contains two separate residences totaling 1585 square feet. Unit A offers two bedrooms and two bathrooms, with hardwood flooring and central heating and air. Unit B includes one bedroom and one bathroom, vinyl flooring, baseboard heat, and two window AC units. Both residences have their own range, refrigerator, and washer and dryer hookups.
The property sits on a level 0.3565-acre lot with a partially fenced yard and gravel driveway. Each unit has a detached garage space and two dedicated parking spaces. Vinyl siding, vinyl tilt windows, a shingle roof, and a mix of central, baseboard, natural gas, and window-unit systems complete the improvements. Built in 1960, the property is currently vacant and ready for tenant placement.
The property sits on a level 0.3565-acre lot with a partially fenced yard and gravel driveway. Each unit has a detached garage space and two dedicated parking spaces. Vinyl siding, vinyl tilt windows, a shingle roof, and a mix of central, baseboard, natural gas, and window-unit systems complete the improvements. Built in 1960, the property is currently vacant and ready for tenant placement.
Key Highlights
- Two residences totaling 1585 square feet
- Unit A: 2 Bed / 2 Bath with hardwood floors and central heating and air
- Unit B: 1 Bed / 1 Bath with vinyl flooring, baseboard heat, and two window AC units
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
$10,511
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
9.14%
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%
$210,220
$210.2K
Cap Rate 7%
$150,157
$150.2K
Cap Rate 9%
$116,789
$116.8K
Market Conditions
NOI Build-Up for 1,585 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
$16.2K $10.20/SF
− Vacancy
−$1.2K −$0.73/SF
EGI
$15.0K $9.47/SF
− OpEx
−$4.5K −$2.84/SF
NOI
$10.5K $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%
$210,220
Cap Rate 7%
$150,157
Cap Rate 9%
$116,789
Alternative Uses
Best Use
Multifamily LT 5
$150.2K
$131.4K – $175.2K
NOI $10,511 @ 7.0% cap · market cap 9.14%
Second Best
Apartment 5plus
$134.1K
$117.3K – $156.4K
NOI $9,386 @ 7.0% cap · market cap 8.16%
Theoretical Best
Healthcare Medical
$337.2K
$295.1K – $393.4K
NOI $23,606 @ 7.0% cap · market cap 20.53%
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
204
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Vacant income property with separate kitchens, laundry hookups, and dedicated parking for each residence.
Where is this duplex located?
The property is located at 7125 Texas RD Fort Smith, AR.
What is the asking price?
The asking price for this property is $115,000.
What are key features of this property?
This property features: Two residences totaling 1585 square feet; Unit A: 2 Bed / 2 Bath with hardwood floors and central heating and air; Unit B: 1 Bed / 1 Bath with vinyl flooring, baseboard heat, and two window AC units
