Private Lake-Access Land
For Sale
$570,000
24550 Capps Ranches Road, Rogers, AR 72756
Land, Rogers, AR
Property Size2,672 SF
Lot Size23.04 Acres
Price / SF$213.32
Days on Market45
Property Features for 24550 Capps Ranches Road
General Information
Property type
Land
Property subtype
Other
Vegetation
Wooded
Lot features
Cleared, Mobile Home Allowed, Rural Lot, Secluded, Wooded, Level
Elementary school district
Rogers
Middle school district
Rogers
High school district
Rogers
Directions
From Rogers take Hwy 12 E for 14.9 miles. Turn left onto AR 127 E for 6.4 miles. Take a sharp left on to Madison 8455 (Gravel Road). Drive 3.9 miles and continue to bear left on Madison 8455. In 2.5 mi continue left onto Capps Ranches Rd. Go 1.2 miles and turn right to property. Property is on right with iron gate. Once inside gate, continue on trail to shop / house.
Standard status
Active
APN
18-16576-001
Lot size
23.04 Acres
Taxes and HOA fees
Tax Description
Subdivision Sec 14 - Twp 19 - Rng 27; Subdivision Sec 15-Twp 19 - Rng 27
Tax Annual Amount
2735
Legal Description
Subdivision Sec 14 - Twp 19 - Rng 27; Subdivision Sec 15-Twp 19 - Rng 27
Utilities
Utilities
Propane
Sewer type
Septic Tank
Water source
Well
Listing Agency:
Keller Williams Market Pro Realty Branch Office · Keller Williams Realty
(479) 657-6797
Listed By:
Ruth Darling · License #SA00090096
(214) 551-2416
Added: Jul 7
Changed: Aug 19
Last Checked: Aug 20 at 5:06PM
MLS# 1354348
Copyright © 2026 ArkansasONE MLS. 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.
Set up for privacy and flexibility, this 23.04-acre tract includes secluded wooded and level areas and room to build a custom home, stables and pasture, a barn, guest house, shop, or multiple build sites for a family compound or homestead. An original approximately 2,672-square-foot home with an attached shop (built in 1998) sits on 1.38 cleared acres, but it is uninhabitable and could serve as a renovation project or interim residence during construction.
Lake access is described as easy, with a boat slip in a co-owned dock (3 owners) in Hogscald Hollow. On-site improvements include a well, septic, electrical, solar electrical, outlets, and lighting, along with a 1,000-gallon propane tank.
The property is also positioned for outdoor recreation, with abundant wildlife habitat noted and a nearby hunting lease property mentioned in the listing remarks.
Lake access is described as easy, with a boat slip in a co-owned dock (3 owners) in Hogscald Hollow. On-site improvements include a well, septic, electrical, solar electrical, outlets, and lighting, along with a 1,000-gallon propane tank.
The property is also positioned for outdoor recreation, with abundant wildlife habitat noted and a nearby hunting lease property mentioned in the listing remarks.
Key Highlights
- 23 private wooded and level acres with secluded iron gate entrance
- Beaver Lake access in Hogscald Hollow, with boat slip in a co‑owned dock (3 owners)
- Utilities and services on site: solar electrical, plus well water and septic tank sewer
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
$21,762
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
3.82%
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%
$435,240
$435.2K
Cap Rate 7%
$310,886
$310.9K
Cap Rate 9%
$241,800
$241.8K
Market Conditions
NOI Build-Up for 2,672 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
$42.0K $15.72/SF
− Vacancy
−$2.4K −$0.91/SF
EGI
$39.6K $14.81/SF
− OpEx
−$17.8K −$6.66/SF
NOI
$21.8K $8.14/SF
Area
Benton County, AR
Vacancy
5.80%
Lease Rate
$15.72 /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%
$435,240
Cap Rate 7%
$310,886
Cap Rate 9%
$241,800
Alternative Uses
Best Use
Apartment 5plus
$310.9K
$272.0K – $362.7K
NOI $21,762 @ 7.0% cap · market cap 3.82%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$734.3K
$642.5K – $856.7K
NOI $51,400 @ 7.0% cap · market cap 9.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 72756, AR
41,875
Population
17,225
Households
2.4
Avg Household Size
37
Median Age
24%
College-Educated
86%
High-School Grad
129.9 sq mi
ZIP Area
322
Density / Sq Mi
$70,900
Median Household Income
$37,510
Median Earnings
$914
Median Rent
$243,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Secluded 23-acre tract with lake access via a co-owned dock and on-site well, septic, electrical, and propane.
Where is this residential land & home lot located?
The property is located at 24550 Capps Ranches Road Rogers, AR.
What is the asking price?
The asking price for this property is $570,000.
What are key features of this property?
This property features: 23 private wooded and level acres with secluded iron gate entrance; Beaver Lake access in Hogscald Hollow, with boat slip in a co‑owned dock (3 owners); Utilities and services on site: solar electrical, plus well water and septic tank sewer
