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    449 Thompson Rd Maynard, AR 72444

    View on Map
    Sponsored
    For Sale
    $3,250,000

    Farm/Estate - Maynard, AR

    Type:Farm
    Property size:
    3,539 SF
    Lot size:
    262.00 Acres
    Days on Market:
    21
    Last Refresh:
    Mar 8 at 5:06 am

    Property Features for 449 Thompson Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room, Family Room, Living Room
    Bedrooms
    4
    Bathrooms
    3
    Parking features
    Garage
    Interior features
    Walk-in Closet
    Appliances
    Dishwasher, Dryer, Microwave, Refrigerator, Washer
    Size
    3,539 SF
    Lot size
    262.00 Acres

    Utilities

    Heating system
    Electric (Heating), Forced Air, Propane (Heating)
    Cooling system
    Central Air
    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    2007
    Year renovated
    2007
    Floors in Building
    2
    Flooring type
    Carpet, Hardwood, Tile
    Building materials
    Vinyl Siding
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Ron Guess

    Pocahontas Real Estate Co. (870) 892-8542

    Listing agent Ron Guess (870) 892-8542

    Listing date Feb 16, 2026

    MLS# 11600484 Listing URL

    Copyright © 2026 My State MLS. 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

    Maynard AR Farm and Estate

    Located in northern Randolph County, Arkansas, near the Missouri state line, this property, known as the Empty Bucket Ranch, spans 261.52 acres and offers diverse possibilities, including poultry farming, cattle ranching, horse ranching, and hunting. The land is primarily pasture, fenced and cross-fenced, with scattered trees and timber. Water is abundant, with three wells, lines to five water holding tanks, six livestock ponds, two natural springs, and several live creeks. The property includes a 3,539 square foot home with four bedrooms and 2.5 bathrooms. The home features a formal dining room, family room, modern kitchen appliances, central heat and air, two gas log fireplaces, high-speed fiber optic internet, ceiling fans, large closets, and a large laundry room. Flooring includes carpet in the bedrooms, tile in the kitchen and bathrooms, and hardwood in the formal dining room. A large storm cellar is also present. The property also features a 2-car garage with double doors and a large storage area. Built in 2022, the 27,500 square foot poultry house measures 50 feet by 550 feet and has a capacity of 20,800 birds, producing approximately 6.5 million eggs for 80 weeks. There are three pastures for rotating chickens. Large solar panels connected to the main residence and chicken house save an estimated $13,000 per year on electric bills. A Generac home generator provides backup power. The property has approximately one mile of county gravel road frontage along Thompson Road and about a half-mile along Pittman Road, located about 2 miles off AR-Hwy 166 N.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Maynard
    County
    Randolph
    State
    Arkansas
    Longitude
    -90.814248
    Latitude
    36.491267

    FAQs

    What type of property is this?
    Farm - Beautiful home, poultry farm, and cattle/horse ranch on 261.52 acres.
    Where is this farm located?
    The property is located at 449 Thompson Rd Maynard, AR.
    What is the asking price?
    The asking price for this property is $3,250,000.
    What are key features of this property?
    This property features: - 261.52 acre ranch in the Ozark foothills, featuring a 3,539 sq ft home, poultry operation, and cattle/horse facilities.; - Income-producing poultry farm with a 27,500 sq ft chicken house built in 2022, capable of producing 6.5 million eggs in 80 weeks.; - **Save approximately $13,000 per year** with solar panels, plus a Generac generator for backup power.
    (870) 378-5199
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    449 Thompson Rd Maynard, AR 72444
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    Maynard, AR 72444
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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
    449 Thompson Rd Maynard, AR 72444
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    We can help!
    Listing Contact
    Ron Guess
    (870) 378-5199 (870) 892-8542
    Learn more
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