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    18580 W Boat Dock Rd Omaha, AR 72662

    Sponsored
    For Sale
    $1,800,000

    Package of Single Family Hm - Omaha, AR

    Property size:
    3,696 SF
    Lot size:
    6.00 Acres
    Days on Market:
    120
    Last Refresh:
    Feb 13 at 1:06 pm

    Property Features for 18580 W Boat Dock Rd

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    APN
    022-08766-000
    Parking features
    Driveway
    Interior features
    Smoke Detector
    Appliances
    Dishwasher, Microwave, Range, Refrigerator, Washer
    Size
    3,696 SF
    Lot size
    6.00 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Heat Pump (Heating)
    Cooling system
    Central Air, Electric, Heat Pump

    Building Details

    Year built
    2023
    Floors in Building
    2
    Flooring type
    Wood
    Building materials
    Concrete
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Marty Wilhite

    Ozark Mountain Realty Group, LLC (417) 213-5516

    Listing agent Marty Wilhite (417) 213-5516

    Listing date Oct 17, 2025

    MLS# 1323931 Listing URL

    Copyright © 2026 Northwest Arkansas 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.

    Learn more

    Property Insight Report

    Overview

    Turn-Key Couples Retreat Investment

    This exceptional investment opportunity features a turn-key couples retreat with four architecturally stunning A-frame cabins. Each cabin is meticulously designed with luxury interiors, private hot tubs, and spa-inspired steam showers. The resort provides upscale amenities, including an indoor pool and on-site laundry facilities. Nestled in a serene, natural setting, this fully operational retreat offers guests an unforgettable high-end escape. Constructed with quality materials on piers with concrete and steel pilings, all units are designed for low-maintenance and high ROI operation. The property spans 6 acres and includes 3,696 square feet of space. This boutique hospitality asset is perfect for investors seeking upscale positioning and growth potential. There is ample room to add more cabins, amenities, or other enhancements to the resort. Located in Omaha, AR, this property offers a unique opportunity in Boone County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Resorts

    Suggested Use

    Hotel & Motel Grocery & Convenience Store Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Omaha
    County
    Boone
    State
    Arkansas
    Longitude
    -93.2655807
    Latitude
    36.4859763

    Nearby Similar for Sale

    • $1,400,000
      3,696 SF

      Turn-Key Couples Retreat Investment

      Four luxury A-frame cabins designed for romance and relaxation.
      18580 W Boat Dock Rd, Omaha, AR 72662
      View Details
    • $479,000
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    • $159,000
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    FAQs

    What type of property is this?
    Resort - Unique couples retreat with luxury cabins, pool, and expansion potential.
    Where is this resort located?
    The property is located at 18580 W Boat Dock Rd Omaha, AR.
    What is the asking price?
    The asking price for this property is $1,800,000.
    What are key features of this property?
    This property features: - Turn-key, fully operational couples retreat with high ROI potential.; - Four architecturally stunning A-frame cabins with luxury interiors.; - Each cabin features a **private hot tub and spa-inspired steam shower**.
    (417) 213-5516
    Request Owner's contact information
    18580 W Boat Dock Rd Omaha, AR 72662
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    Omaha, AR 72662
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    18580 W Boat Dock Rd Omaha, AR 72662
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    We can help!
    Listing Contact
    Marty Wilhite
    (417) 213-5516
    Learn more
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