Four-Unit Residential Income
For Sale
$174,000
7801 Thayer DR, Fort Smith, AR 72908
MULTI_FAMILY - Fort Smith, AR
Property Size1,500 SF
Lot Size0.29 Acres
Price / SF$116
Days on Market50
Property Features for 7801 Thayer DR
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Thayer View Ridge
Lot features
Cleared
Directions
From Towson Avenue head toward Boston Street. Turn right onto US-271 S. Turn right onto School Street. Turn left onto Thayer Drive. Destination will be on the left.
Standard status
Active
APN
17922-0001-00000-00
Size
1,500 SF
Lot size
0.29 Acres
Taxes and HOA fees
Tax Description
Subdivision THAYER VIEW RIDGE, Lot 1, City of Fort Smith, Sebastian County AR
Tax Annual Amount
919
Legal Description
Subdivision THAYER VIEW RIDGE, Lot 1, City of Fort Smith, Sebastian County AR
Utilities
Cooling system
Electric
Building Details
Floors in Building
1
Number of units
4
Flooring type
Tile - Ceramic, Carpet
Roof type
Shingle
Listing Agency:
Alta Star Realty
(479) 262-3726
Listed By:
Bedy Guzman · License #SA00090606
(479) 262-3726
Added: Jul 2
Changed: Aug 5
Last Checked: Aug 20 at 2:06PM
MLS# 1090186
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 four-unit residential income property is arranged as a triplex plus a separate 1-bedroom, 1-bath unit for a total of four rental units. Each unit is described as a 1-bedroom, 1-bath layout. The listing is presented as fully occupied with tenants already in place, making it a turnkey option for an investor seeking immediate operational continuity. The property is being sold as-is.
Located at 7801 Thayer Dr in Fort Smith, Arkansas (Sebastian County), the site sits on approximately 0.29 acres. The property is listed for sale at the address noted and is identified as a multi-family/residential income offering.
For buyers looking for a managed, occupied residential income setup, this configuration may fit well where a small, multi-unit portfolio is preferred. The consistent unit mix of 1-bedroom, 1-bath spaces can simplify leasing and operations compared with more varied layouts. With tenants already in place and the property offered as-is, the purchase is positioned for buyers ready to assume current tenancy and conduct any due diligence for condition, layout, and future maintenance planning.
Located at 7801 Thayer Dr in Fort Smith, Arkansas (Sebastian County), the site sits on approximately 0.29 acres. The property is listed for sale at the address noted and is identified as a multi-family/residential income offering.
For buyers looking for a managed, occupied residential income setup, this configuration may fit well where a small, multi-unit portfolio is preferred. The consistent unit mix of 1-bedroom, 1-bath spaces can simplify leasing and operations compared with more varied layouts. With tenants already in place and the property offered as-is, the purchase is positioned for buyers ready to assume current tenancy and conduct any due diligence for condition, layout, and future maintenance planning.
Key Highlights
- Triplex with three 1‑bedroom, 1‑bath units plus a separate 1‑bedroom, 1‑bath unit (4 total rental units)
- Property is fully occupied with tenants already in place
- Sold as‑is
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 - Four fully occupied 1-bedroom, 1-bath units offer an income-producing residential setup sold as-is.
Where is this quadplex located?
The property is located at 7801 Thayer DR 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: Triplex with three 1‑bedroom, 1‑bath units plus a separate 1‑bedroom, 1‑bath unit (4 total rental units); Property is fully occupied with tenants already in place; Sold as‑is
