Ozark Ranch With Event
For Sale
$5,900,000
8524 Youth Ranch Road, Mulberry, AR 72937
CommercialSale, Mulberry, AR
Property Size48,582 SF
Lot Size220.00 Acres
Price / SF$121.44
Days on Market168
Property Features for 8524 Youth Ranch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
40
Appliances
PropaneWaterHeater
Lot features
Outside City Limits
Directions
From I-49, take exit 24 in Rudy, AR. Turn East onto Hwy 282. Turn North onto Hwy 71. Turn East onto W. Graphic Rd. Turn West onto Old Graphic Rd. Turn South onto Youth Ranch Rd at the Lost Trails Ranch gate.
Standard status
Active
APN
001-05985-000
Size
48,582 SF
Lot size
220.00 Acres
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Central, Ductless (Heating), Propane (Heating)
Cooling system
Central Air, Electric, Heat Pump, Ductless
Water source
Public
Building Details
Year built
2004
Number of units
4
Flooring type
Concrete, Laminate, Vinyl, Carpet
Building materials
Cedar, Frame, Masonite, Rock
Roof type
Metal
Listing Agency:
The Griffin Company Commercial Division-Springdale · Weichert
(479) 756-1003
Listed By:
David Stobaugh · License #AB49118-D01
(479) 970-4663
Added: Mar 5
Changed: Aug 19
Last Checked: Aug 20 at 3:06PM
MLS# 1338291
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.
This 220-acre ranch in Mulberry, Arkansas, combines lodging, equestrian, recreation, and event infrastructure across a substantial Ozark setting. Four furnished lodges accommodate more than 20 guests each. Additional improvements include an administrative building with a gym and stage, a rodeo arena, concession stand, restrooms, and grandstands with seating for up to 1,000 people.
The grounds include a spring-fed lake, creeks, a waterfall, open meadows, pine forests, and private trails used for hiking, biking, horseback riding, and general exploration. Equestrian facilities consist of a stable with 10 private stalls, a covered exercise ring, and a wash bay. The property also offers outdoor dining and gathering areas with fire pits. Improvements were built in 2004 and include cedar, frame, Masonite, and rock construction, metal roofing, propane service, public water, and a septic tank.
The grounds include a spring-fed lake, creeks, a waterfall, open meadows, pine forests, and private trails used for hiking, biking, horseback riding, and general exploration. Equestrian facilities consist of a stable with 10 private stalls, a covered exercise ring, and a wash bay. The property also offers outdoor dining and gathering areas with fire pits. Improvements were built in 2004 and include cedar, frame, Masonite, and rock construction, metal roofing, propane service, public water, and a septic tank.
Key Highlights
- 220‑acre ranch in the Ozarks near Mulberry, AR
- Four lodges, each accommodating 20+ guests
- Grandstands with seating for up to 1,000 guests
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
$304,609
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
5.16%
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%
$6,092,180
$6.1M
Cap Rate 7%
$4,351,557
$4.4M
Cap Rate 9%
$3,384,544
$3.4M
Market Conditions
NOI Build-Up for 48,582 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
$728.7K $15.00/SF
− Vacancy
−$87.4K −$1.80/SF
EGI
$641.3K $13.20/SF
− OpEx
−$336.7K −$6.93/SF
NOI
$304.6K $6.27/SF
Area
Crawford County, AR
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$6,092,180
Cap Rate 7%
$4,351,557
Cap Rate 9%
$3,384,544
Alternative Uses
Best Use
Hotel Hospitality
$4.35M
$3.81M – $5.08M
NOI $304,609 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.31M
$8.15M – $10.87M
NOI $652,009 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 72937, AR
3,530
Population
1,633
Households
2.2
Avg Household Size
45
Median Age
11%
College-Educated
82%
High-School Grad
60.9 sq mi
ZIP Area
58
Density / Sq Mi
$58,400
Median Household Income
$48,182
Median Earnings
$789
Median Rent
$142,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Ranch - Expansive ranch property with lodges, equestrian improvements, private trails, and dedicated gathering spaces.
Where is this ranch located?
The property is located at 8524 Youth Ranch Road Mulberry, AR.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: 220‑acre ranch in the Ozarks near Mulberry, AR; Four lodges, each accommodating 20+ guests; Grandstands with seating for up to 1,000 guests
