Duplex Property With Two
New
For Sale
$79,900
804 N 19th ST, Fort Smith, AR 72901
Multifamily, Fort Smith, AR
Property Size850 SF
Lot Size0.13 Acres
Price / SF$94
Days on Market6
Property Features for 804 N 19th ST
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
I D Thomas Sub
Lot features
Cleared
Directions
From Grand Ave, turn south onto N. 19th St. homes ar eon the corner of N 19th St and N 20th st.
Standard status
Active
APN
14025-0003-00000-00
Size
850 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Description
LOT 3
Tax Annual Amount
507
Legal Description
LOT 3
Building Details
Year built
1955
Floors in Building
1
Number of units
2
Flooring type
Other-specify in remarks
Roof type
Shingle
Listing Agency:
ANNU Realty
(479) 222-1908
Listed By:
Ace Morris · License #PB00087244
(479) 806-3008
Added: Aug 27
Changed: Aug 30
Last Checked: Sep 1 at 10:06PM
MLS# 1091439
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 property includes two distinct homes situated on a single 0.1348-acre lot. The property is listed at 850 square feet, was built in 1955, and has a shingle roof. Both residences are being offered in their existing condition, with the sale structured on an as-is, where-is basis.
The property is located in Fort Smith, Arkansas, at 804 N 19th ST, with a second address identified as 810 N. 19th. The two-home configuration provides a compact multifamily asset within the 72901 postal area.
The property is located in Fort Smith, Arkansas, at 804 N 19th ST, with a second address identified as 810 N. 19th. The two-home configuration provides a compact multifamily asset within the 72901 postal area.
Key Highlights
- Two separate homes on one 0.1348‑acre lot
- Listed property size of 850 square feet
- Built in 1955
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
$5,034
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
6.30%
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%
$100,680
$100.7K
Cap Rate 7%
$71,914
$71.9K
Cap Rate 9%
$55,933
$55.9K
Market Conditions
NOI Build-Up for 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
$9.9K $11.64/SF
− Vacancy
−$742 −$0.87/SF
EGI
$9.2K $10.77/SF
− OpEx
−$4.1K −$4.85/SF
NOI
$5.0K $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%
$100,680
Cap Rate 7%
$71,914
Cap Rate 9%
$55,933
Alternative Uses
Best Use
Apartment 5plus
$71.9K
$62.9K – $83.9K
NOI $5,034 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$180.8K
$158.2K – $211.0K
NOI $12,659 @ 7.0% cap · market cap 15.84%
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
736
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?
Multifamily property - Two separate residences occupy one lot and are offered in as-is condition.
Where is this multifamily property located?
The property is located at 804 N 19th ST Fort Smith, AR.
What is the asking price?
The asking price for this property is $79,900.
What are key features of this property?
This property features: Two separate homes on one 0.1348‑acre lot; Listed property size of 850 square feet; Built in 1955
