Mobile Home Park
For Sale
$600,000
235 Fields Street, Russellville, AR 72802
COMMERCIAL - Russellville, AR
Property Size4,864 SF
Lot Size4.23 Acres
Price / SF$123.36
Days on Market146
Property Features for 235 Fields Street
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
8
Directions
To get to 188 Fields St in Russellville, start on Arkansas Avenue (AR-7) and head toward East Main Street (AR-124). Turn onto East Main Street and continue heading east for a few miles. Then turn right onto Sparks Road, and shortly after, turn left onto
Subdivision
POPE COUNTY
Standard status
Active
Size
4,864 SF
Lot size
4.23 Acres
Taxes and HOA fees
Tax Description
PT SE NE
Tax Annual Amount
2511
Legal Description
PT SE NE
Building Details
Year built
2000
Floors in Building
1
Roof type
Shingle, Metal
Listing Agency:
Live.Love.Arkansas Realty Group
(479) 967-0133
Listed By:
Patti Melder
(479) 477-1295
Added: Mar 30
Changed: Aug 4
Last Checked: Aug 22 at 7:06PM
MLS# 26012278
Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. 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 for-sale mobile home park sits on 4.23 acres and includes 15 existing homes, along with two additional lots intended for future placement. The property also has a shop and three storage sheds, providing additional on-site utility and storage.
The asset is described as being just off Sparksford Drive, in a quiet, more private setting while still being minutes from town.
With a combination of current residences and added lots, the property’s layout supports continued occupancy and phased expansion using the space already included in the park.
The asset is described as being just off Sparksford Drive, in a quiet, more private setting while still being minutes from town.
With a combination of current residences and added lots, the property’s layout supports continued occupancy and phased expansion using the space already included in the park.
Key Highlights
- 4.23‑acre mobile home park with 15 existing homes plus 2 additional lots for future placement
- Investment property with immediate income potential from the 15 existing homes
- Includes a shop and three storage sheds for added on‑site utility
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
$29,084
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
4.85%
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%
$581,680
$581.7K
Cap Rate 7%
$415,486
$415.5K
Cap Rate 9%
$323,156
$323.2K
Market Conditions
NOI Build-Up for 4,864 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
$56.6K $11.64/SF
− Vacancy
−$3.7K −$0.77/SF
EGI
$52.9K $10.87/SF
− OpEx
−$23.8K −$4.89/SF
NOI
$29.1K $5.98/SF
Area
Pope County, AR
Vacancy
6.60%
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%
$581,680
Cap Rate 7%
$415,486
Cap Rate 9%
$323,156
Alternative Uses
Best Use
Apartment 5plus
$415.5K
$363.6K – $484.7K
NOI $29,084 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$777.1K
$680.0K – $906.7K
NOI $54,399 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
70
Businesses Nearby
Explore this area
Business Placement
Demographics for 72802, AR
22,752
Population
9,687
Households
2.3
Avg Household Size
39
Median Age
32%
College-Educated
90%
High-School Grad
137.7 sq mi
ZIP Area
165
Density / Sq Mi
$61,664
Median Household Income
$37,206
Median Earnings
$887
Median Rent
$196,100
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?
Mobile home & RV park - A 4.23-acre mobile home park with 15 existing homes, two additional lots, and on-site shop plus storage sheds.
Where is this mobile home & rv park located?
The property is located at 235 Fields Street Russellville, AR.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 4.23‑acre mobile home park with 15 existing homes plus 2 additional lots for future placement; Investment property with immediate income potential from the 15 existing homes; Includes a shop and three storage sheds for added on‑site utility
