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    3185 E Van Buren Eureka Springs, AR 72632

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    For Sale
    $759,000

    SINGLE_FAMILY - Eureka Springs, AR

    Type:Retail
    Property size:
    5,267 SF
    Lot size:
    0.77 Acres
    Price / SF:
    $144/SF
    Added:
    Mar 17, 2026
    Days on Market:
    47
    Last Refresh:
    May 2 at 12:06 pm

    Property Features for 3185 E Van Buren

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Rooms
    Basement
    Parking features
    RV, Parking Lot
    Appliances
    GasWaterHeater
    Standard status
    Active
    APN
    925-02207-002
    Size
    5,267 SF
    Lot size
    0.77 Acres

    Taxes and HOA fees

    Tax Description
    A part of the NW 1/4 of the NE 1/4 of Section 23, T 20N, R 26W, Carroll County, Arkansas containing .77 acres
    Tax Annual Amount
    2209

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1970
    Flooring type
    Wood, Tile, Carpet
    Building materials
    Stucco

    We can help!

    Listing Contact
    Mark Mattmiller
    Mark Mattmiller

    Listing agent Mark Mattmiller License #EB00056996

    Listing office New Horizon Realty, Inc. 163 W Van Buren, AR

    Listing date Mar 17, 2026

    MLS# 1339613

    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.

    Overview

    Turn-Key Tourist Lodging Investment

    This turn-key tourist lodging, known as Tuscan Manor, is located within minutes of downtown Eureka Springs. The property features C-2 contemporary commercial zoning, offering immediate investment potential. The building's design includes a stucco exterior, arched windows, wrought-iron accents, and a terra cotta roof, creating an Italian villa aesthetic. The property spans 5267 square feet on a 0.77-acre lot. It includes four guest suites and a 2-bedroom, 1-bathroom owner's apartment. The commercial zoning allows for various uses, including lodging, a restaurant, a bar, retail space, and a wedding venue. Interior spaces include a great room with wood-beamed ceilings, two stone fireplaces, and a casual bar. There are two kitchens with custom cabinetry and a private dining area. A sunroom provides a space for relaxation. An elevator offers access to the lower-level apartment. Outdoor features include a fire pit, a patio, and a covered front porch. The property also has two full RV hookup sites. It is located on the trolley route and is an easy bike ride to the Passion Play trails.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Tuscan Manor Bed ... Bed & Breakfast

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Pharmacy

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

    Similar Places Nearby

    • Santa Fe Treehouse — Eureka Springs, AR 72631
    • Eureka Springs Treehouses — 3018 holiday trail, eureka springs, ar 72632
    • Evening Shade Inn — 3079 E Van Buren, Eureka Springs, AR 72632
    • Hidden Hollow Cabins — 362 Hidden Hollow Rd, Eureka Springs, AR 72632
    • Avatar Cavern of Mystical Trees — 3022 E Van Buren, Eureka Springs, AR 72632

    Location Insight

    • Map
    • Local Demand
    City
    Eureka Springs
    County
    Carroll
    State
    Arkansas
    Longitude
    -93.713239
    Latitude
    36.390161

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    FAQs

    What type of property is this?
    Bed & breakfast - Tourist lodging with commercial zoning near downtown Eureka Springs.
    Where is this bed & breakfast located?
    The property is located at 3185 E Van Buren Eureka Springs, AR.
    What is the asking price?
    The asking price for this property is $759,000.
    What are key features of this property?
    This property features: Turn‑key tourist lodging with C‑2 commercial zoning offering immediate investment potential.; Four spacious guest suites plus a 2BR/1BA owner's apartment.; Commercial zoning allows for lodging, restaurant, bar, retail, wedding venue and more.
    (479) 981-0513
    We can help!
    Listing Contact
    Mark Mattmiller
    Mark Mattmiller
    Real Estate License ID: EB00056996
    Learn More
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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.

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    3185 E Van Buren, Eureka Springs, AR 72632

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