Fenced RV Park with Working
For Sale
$450,000
7942 Calion Highway, El Dorado, AR 71730
COMMERCIAL - El Dorado, AR
Property Size4,238 SF
Lot Size1.75 Acres
Price / SF$106.18
Days on Market39
Property Features for 7942 Calion Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
1
Directions
Head towards Calion on Hwy 167. Travel 8 miles and property is on the left across from the Crackerbox Store.
Subdivision
Calion
Standard status
Active
Size
4,238 SF
Lot size
1.75 Acres
Taxes and HOA fees
Tax Description
Deed on File
Tax Annual Amount
1966
Legal Description
Deed on File
Amenities
laundry facility
security camera system
outdoor solar lighting
privacy screening
Building Details
Year built
1999
Floors in Building
1
Listing Agency:
Southern Realty Group
(870) 881-9011
Listed By:
Terry Webb
(870) 814-5420
Added: Jul 28
Changed: Aug 4
Last Checked: Sep 4 at 5:06AM
MLS# 26030651
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 fenced and gated RV park includes 13 fully functional RV spaces plus hookups designed to support four additional RV spaces (water and sewer connections available at each of those locations, with only electrical power needed to make them fully operational). Frost-free water connections are designed to help prevent freezing during winter.
The property includes solar-powered outdoor lighting installed around the fence line, along with a solar-powered security camera system. An on-site laundry facility includes dedicated space with two washers and two dryers, and a complete bathroom with a full shower located inside the laundry room.
A fully remodeled office/warehouse/shop building supports operations, with new flooring, interior and exterior painting, new doors and windows, updated interior and exterior lighting, and new siding and roof. The warehouse/shop improvements include new interior framing, added insulation, new electrical receptacles, and a new large overhead pull-up door, plus two large working areas and two smaller rooms. The property also includes new air-conditioning units and a complete interior and exterior lighting refresh. Built in 1999, the site totals 1.75 acres (4,238 SF).
The property includes solar-powered outdoor lighting installed around the fence line, along with a solar-powered security camera system. An on-site laundry facility includes dedicated space with two washers and two dryers, and a complete bathroom with a full shower located inside the laundry room.
A fully remodeled office/warehouse/shop building supports operations, with new flooring, interior and exterior painting, new doors and windows, updated interior and exterior lighting, and new siding and roof. The warehouse/shop improvements include new interior framing, added insulation, new electrical receptacles, and a new large overhead pull-up door, plus two large working areas and two smaller rooms. The property also includes new air-conditioning units and a complete interior and exterior lighting refresh. Built in 1999, the site totals 1.75 acres (4,238 SF).
Key Highlights
- 13 fully functional RV spaces with electrical, water, and sewer hookups at each space
- Frost‑free water connections designed to help prevent freezing during winter
- Fenced and gated property with solar outdoor lighting and solar security camera system
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
$40,690
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
9.04%
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%
$813,800
$813.8K
Cap Rate 7%
$581,286
$581.3K
Cap Rate 9%
$452,111
$452.1K
Market Conditions
NOI Build-Up for 4,238 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
$61.0K $14.40/SF
− Vacancy
−$6.8K −$1.60/SF
EGI
$54.3K $12.80/SF
− OpEx
−$13.6K −$3.20/SF
NOI
$40.7K $9.60/SF
Area
Union County, AR
Vacancy
11.10%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
25.00%
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%
$813,800
Cap Rate 7%
$581,286
Cap Rate 9%
$452,111
Alternative Uses
Best Use
Office B
$581.3K
$508.6K – $678.2K
NOI $40,690 @ 7.0% cap · market cap 9.04%
Second Best
Apartment 5plus
$364.3K
$318.8K – $425.1K
NOI $25,504 @ 7.0% cap · market cap 5.67%
Theoretical Best
Office A
$775.0K
$678.2K – $904.2K
NOI $54,253 @ 7.0% cap · market cap 12.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 71730, AR
31,103
Population
13,774
Households
2.3
Avg Household Size
41
Median Age
19%
College-Educated
88%
High-School Grad
457.4 sq mi
ZIP Area
68
Density / Sq Mi
$50,845
Median Household Income
$36,959
Median Earnings
$833
Median Rent
$123,200
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Fenced and gated RV park with 13 fully functional RV spaces and on-site laundry facilities.
Where is this mobile home & rv park located?
The property is located at 7942 Calion Highway El Dorado, AR.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 13 fully functional RV spaces with electrical, water, and sewer hookups at each space; Frost‑free water connections designed to help prevent freezing during winter; Fenced and gated property with solar outdoor lighting and solar security camera system
