Lakeside Motel With Retail
For Sale
$899,500
18 Coffee Creek Landing, Perryville, AR 72126
Hospitality property combines lake-facing lodging, cottages, RV accommodations, and on-site guest facilities.
Property Size5,908 SF
Days on Market12
Property Features for 18 Coffee Creek Landing
General Information
Standard status
Active
Size
5,908 SF
Total Parking Spaces
40
Property subtype
Commercial
Amenities
Laundry and restroom building
Propane Refill
RV parking
Building Details
Building Size
5,908 SF
Year Built
1970
Stories
1
Listing Agency:
Lpt Realty
(501) 860-8306
Listed By:
Kelly Wei · License #EB00074530
(501) 860-8306
Source:
Proeliterealty
Added: Aug 3
Changed: Aug 13
Last Checked: Aug 13 at 5:37AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lpt Realty
Investment Insights
Based on property information with market context.
Built in 1970, the property combines lodging, retail, and recreational-vehicle accommodations at Harris Brake Lake. The motel contains 8 units oriented toward the lake, complemented by four cottages and a retail store positioned directly on the water. A separate building provides laundry and restroom facilities for guests.
The offering also includes 15 RV trailers and 40 RV parking spaces, creating multiple accommodation formats within one property. A propane refill operation is also present. Located at 18 Coffee Creek Landing in Perryville, Arkansas, the property is configured for hospitality operations with retail and guest-support components.
The offering also includes 15 RV trailers and 40 RV parking spaces, creating multiple accommodation formats within one property. A propane refill operation is also present. Located at 18 Coffee Creek Landing in Perryville, Arkansas, the property is configured for hospitality operations with retail and guest-support components.
Key Highlights
- 8‑unit motel with all units facing Harris Brake Lake
- Retail store located directly on Harris Brake Lake
- Four cottages included with the property
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
$58,778
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
6.53%
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%
$1,175,560
$1.2M
Cap Rate 7%
$839,686
$839.7K
Cap Rate 9%
$653,089
$653.1K
Market Conditions
NOI Build-Up for 5,908 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
$89.3K $15.12/SF
− Vacancy
−$5.4K −$0.91/SF
EGI
$84.0K $14.21/SF
− OpEx
−$25.2K −$4.26/SF
NOI
$58.8K $9.95/SF
Area
Perry County, AR
Vacancy
6.00%
Lease Rate
$15.12 /SF/Yr
Expense Ratio
30.00%
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%
$1,175,560
Cap Rate 7%
$839,686
Cap Rate 9%
$653,089
Alternative Uses
Best Use
Retail
$839.7K
$734.7K – $979.6K
NOI $58,778 @ 7.0% cap · market cap 6.53%
Second Best
Apartment 5plus
$682.2K
$596.9K – $795.9K
NOI $47,751 @ 7.0% cap · market cap 5.31%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,203 @ 7.0% cap · market cap 9.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72126, AR
3,649
Population
1,782
Households
2
Avg Household Size
44
Median Age
18%
College-Educated
94%
High-School Grad
203.3 sq mi
ZIP Area
18
Density / Sq Mi
$58,843
Median Household Income
$45,103
Median Earnings
$589
Median Rent
$130,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Gigis — 30 Trout St, Perryville, AR 72126
Frequently Asked Questions
What type of property is this?
Motel - Hospitality property combines lake-facing lodging, cottages, RV accommodations, and on-site guest facilities.
Where is this motel located?
The property is located at 18 Coffee Creek Landing Perryville, AR.
What is the asking price?
The asking price for this property is $899,500.
What are key features of this property?
This property features: 8‑unit motel with all units facing Harris Brake Lake; Retail store located directly on Harris Brake Lake; Four cottages included with the property
