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    665 Highway 246 Umpire, AR 71971

    Sponsored
    For Sale
    $725,000

    Ranch, Agriculture/Farm/Ranch - Umpire, AR

    Type:Farm
    Property size:
    2,280 SF
    Lot size:
    46.15 Acres
    Days on Market:
    101
    Last Refresh:
    Jan 23 at 3:06 am

    Property Features for 665 Highway 246

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2, Bedroom 3, Laundry, Office
    Bedrooms
    3
    Bathrooms
    2
    Parking features
    None
    Patio and Porch features
    Porch
    Interior features
    Walk-in Closet(s), Built-ins, Walk-in Shower
    Exterior features
    Porch, Guttering, Cross-fenced, Barns/Buildings, Livestock Allowed
    Fencing
    Cross Fenced, Fenced
    Fireplace
    1
    Appliances
    Dishwasher, Range, Washer
    Size
    2,280 SF
    Lot size
    46.15 Acres

    Utilities

    Heating system
    Central, Electric (Heating), Fireplace(s)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    2024
    Floors in Building
    1
    Flooring type
    Carpet, Laminate
    Building materials
    Vinyl Siding
    Roof type
    Metal
    Architectural style
    Ranch
    Additional Structures
    Barn(s)

    We can help!

    Listing Contact
    Carol Murray
    Carol Murray

    Murray and Company Realty (870) 451-9000 [email protected]

    Listing agent Carol Murray (870) 451-9000

    Listing date Oct 15, 2025

    MLS# 25038493 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Umpire, AR Farm Retreat

    This 46.15-acre farm property features a 2280 square foot custom home with three bedrooms and two bathrooms, along with a 20x30 cabin. The property includes a 50x40 insulated barn with concrete floors and electrical, plus sheds on both sides. The farm is equipped with cross-fencing, corrals, a chicken coop, a dog kennel, four ponds, three pastures, and a year-round creek, supporting rotational grazing and accommodating 45-50 cattle. The home features a spacious living room with a fireplace, an office, a gourmet kitchen, and a primary suite with a soaking tub, tile shower, and walk-in closet. Covered front and back porches offer views of the rolling pastureland. Located near Shady Lake, Cossatot River, Caddo River, and Lake Greeson, the property is suitable for camping, hunting, and fishing. This farm is suitable for a productive homestead, a working cattle farm, or a private country retreat and is located in Umpire, Arkansas.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Umpire
    County
    Howard
    State
    Arkansas
    Longitude
    -94.016223
    Latitude
    34.333969

    FAQs

    What type of property is this?
    Farm - 46.15-acre farm with custom home, barn, and multiple ponds.
    Where is this farm located?
    The property is located at 665 Highway 246 Umpire, AR.
    What is the asking price?
    The asking price for this property is $725,000.
    What are key features of this property?
    This property features: - 46.15-acre farm suitable for homesteading, cattle farming (capacity 45-50), or private retreat.; - Includes a STUNNING 3BR/2BA custom home (2280 sq.ft) built in 2024 with modern amenities.; - Features a 50x40 insulated barn with concrete floors, electrical, and sheds, plus cross-fencing, corrals, and multiple pastures.
    (501) 993-6183
    Request Owner's contact information
    665 Highway 246 Umpire, AR 71971
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    Umpire, AR 71971
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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
    665 Highway 246 Umpire, AR 71971
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    We can help!
    Listing Contact
    Carol Murray
    Carol Murray
    (501) 993-6183
    Learn more
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