Four-Unit Quadplex
For Sale
$174,000
7801 Thayer Drive, Fort Smith, AR 72908
Fully occupied four-unit property with three one-bedroom residences and a separate one-bedroom residence.
Property Size1,500 SF
Days on Market59
Property Features for 7801 Thayer Drive
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Triplex
Occupancy
100%
Units
Unit Mix
3 x 1BR/1BA, 1 x 1BR/1BA
Multifamily Units
4
Building Details
Building Size
1,500 SF
Listing Agency:
Alta Star Realty
(479) 646-5539
Listed By:
Bedy Guzman
Source:
Wisebaker.kw
Added: Jul 3
Changed: Aug 29
Last Checked: Aug 30 at 1:18PM
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 Alta Star Realty
Investment Insights
Based on property information with market context.
This four-unit quadplex property contains three one-bedroom, one-bath units along with a separate one-bedroom, one-bath unit. The property measures 1,500 square feet and is currently fully occupied, with tenants in place. The sale is offered as-is.
Located at 7801 Thayer Dr in Fort Smith, Arkansas, the property provides a compact residential income configuration with four total rental units. Each residence is described as a one-bedroom, one-bath layout.
Located at 7801 Thayer Dr in Fort Smith, Arkansas, the property provides a compact residential income configuration with four total rental units. Each residence is described as a one-bedroom, one-bath layout.
Key Highlights
- Four total rental units, including three one‑bedroom, one‑bath units and one separate one‑bedroom, one‑bath unit
- 1,500‑square‑foot quadplex property
- Fully occupied with tenants in place
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
$9,947
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
5.72%
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%
$198,940
$198.9K
Cap Rate 7%
$142,100
$142.1K
Cap Rate 9%
$110,522
$110.5K
Market Conditions
NOI Build-Up for 1,500 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
$15.3K $10.20/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$14.2K $9.47/SF
− OpEx
−$4.3K −$2.84/SF
NOI
$9.9K $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%
$198,940
Cap Rate 7%
$142,100
Cap Rate 9%
$110,522
Alternative Uses
Best Use
Multifamily LT 5
$142.1K
$124.3K – $165.8K
NOI $9,947 @ 7.0% cap · market cap 5.72%
Second Best
Apartment 5plus
$126.9K
$111.0K – $148.1K
NOI $8,883 @ 7.0% cap · market cap 5.11%
Theoretical Best
Healthcare Medical
$319.1K
$279.3K – $372.3K
NOI $22,340 @ 7.0% cap · market cap 12.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 72908, AR
14,310
Population
6,374
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
92%
High-School Grad
7.7 sq mi
ZIP Area
1,858
Density / Sq Mi
$68,697
Median Household Income
$43,234
Median Earnings
$886
Median Rent
$181,600
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 - Fully occupied four-unit property with three one-bedroom residences and a separate one-bedroom residence.
Where is this quadplex located?
The property is located at 7801 Thayer Drive Fort Smith, AR.
What is the asking price?
The asking price for this property is $174,000.
What are key features of this property?
This property features: Four total rental units, including three one‑bedroom, one‑bath units and one separate one‑bedroom, one‑bath unit; 1,500‑square‑foot quadplex property; Fully occupied with tenants in place
