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    Secluded Pasture and Pond Land Title is generated by Realmo AI

    120 Acres Zinnamon Church Road, West Fork, AR 72774

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    Claim this Listing
    New
    For Sale
    $750,000

    LAND - West Fork, AR

    Lot size:
    120.00 Acres
    Added:
    Jun 3, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 4 at 1:06 am

    Property Features for 120 Acres Zinnamon Church Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Wooded
    Standard status
    Active
    APN
    001-01350-000
    Lot size
    120.00 Acres

    Taxes and HOA fees

    Tax Description
    see attached
    Tax Annual Amount
    152

    Utilities

    Sewer type
    Septic Needed
    Water source
    Well

    We can help!

    Listing Contact
    Jonathan Maynard
    Jonathan Maynard

    Listing agent Jonathan Maynard License #SA00077118

    Listing office Mossy Oak Properties Field, Farm, and Homes 1200 Fort Street, Barling, AR

    Listing date Jun 3, 2026

    MLS# 1349781 Listing URL

    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.

    HighLights

    • 120 acres in Washington County adjoining National Forest
    • About 13 acres of flat pasture on the southern end with additional pasture adjoining National Forest land
    • About 5 acres +/- of pasture on the northern end plus a pond
    • Ellis Branch runs through the property
    • Multiple build sites across the property; electric on site and an existing water tap
    • Water source from well; septic needed for wastewater

    Overview

    This offering is a 120-acre tract of Washington County ground that includes approximately 13 acres of flat pasture on the southern portion, with additional pasture connected to adjoining National Forest land. On the northern end, there is approximately 5 acres of pasture plus a pond. Ellis Branch runs through the property, and the land includes build sites from one end to the other, with electric service on site and an existing water tap.

    The property is described as secluded and located at the end of a private drive, adjoining National Forest. It also shares proximity to Devils Den State Park, and it is positioned to provide access into a remote and difficult-to-reach area of the National Forest.

    This setup can work well for buyers looking for a large, private acreage holding that supports agricultural-style pasture use while also offering multiple potential build areas and convenient utilities. The presence of pasture areas, a pond, and on-site electric and water makes the property particularly practical for buyers who want to blend land-based recreation and residential or outbuilding development without relying on off-site infrastructure.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    West Fork
    County
    Washington
    State
    Arkansas
    Longitude
    -94.2755
    Latitude
    35.8662

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 120-acre property with pasture, pond, and utility availability ideal for private development and outdoor use.
    Where is this agricultural land / farmland located?
    The property is located at 120 Acres Zinnamon Church Road West Fork, AR.
    What is the asking price?
    The asking price for this property is $750,000.
    What are key features of this property?
    This property features: 120 acres in Washington County adjoining National Forest; About 13 acres of flat pasture on the southern end with additional pasture adjoining National Forest land; About 5 acres +/- of pasture on the northern end plus a pond
    (479) 249-5994
    We can help!
    Listing Contact
    Jonathan Maynard
    Jonathan Maynard
    Real Estate License ID: SA00077118
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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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