Wedding Venue Estate with
For Sale
$969,500
1820 Oak Grove Road, Van Buren, AR 72956
Operating event property with a residence, pool, event hall, workshops, storage buildings, and outdoor gathering amenities.
Property Size7,318 SF
Lot Size20.67 Acres
Price / SF$132.48
Days on Market53
Property Features for 1820 Oak Grove Road
General Information
Standard status
Active
Size
7,318 SF
Lot size
20.67 Acres
Property subtype
CommercialSale
Additional Details
Business Included
Yes
Warehouse Space
1,050 SF
Listing Agency:
Keller Williams Platinum Realty
(479) 276-6698
Listed By:
Laura McLean · License #SA00081842
(479) 276-6698
Source:
Assurancerealtyfsm
Added: Jul 9
Changed: Aug 29
Last Checked: Aug 25 at 9:42AM
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 Keller Williams Platinum Realty
Investment Insights
Based on property information with market context.
This wedding venue estate at 1820 Oak Grove Rd in Van Buren, AR, spans 20.67 acres and combines an event facility with a remodeled residence. The 4,200-square-foot venue, constructed eight years ago, includes separate dressing areas, multiple restrooms, a full kitchen, and an adaptable layout for weddings, corporate functions, and private gatherings. The property also includes a saltwater pool with cabana, a 20x30 barn, a 20x16 greenhouse, and multiple covered outdoor areas.
The 3,618-square-foot home was recently remodeled and features covered porches, an attached greenhouse, an exercise room with hot tub, and access to the pool and cabana. Additional improvements include a climate-controlled 20x40 woodshop, 30x35 warehouse shop, 16x20 climate-controlled storage shed, 16x36 camper cover, 20x18 equipment storage building, 16x32 cabana, and two-story 8x12 fort. The venue was built on a concrete foundation, and the residence dates to 2003.
The 3,618-square-foot home was recently remodeled and features covered porches, an attached greenhouse, an exercise room with hot tub, and access to the pool and cabana. Additional improvements include a climate-controlled 20x40 woodshop, 30x35 warehouse shop, 16x20 climate-controlled storage shed, 16x36 camper cover, 20x18 equipment storage building, 16x32 cabana, and two-story 8x12 fort. The venue was built on a concrete foundation, and the residence dates to 2003.
Key Highlights
- 20.67‑acre wedding and event venue estate with a residence
- 4,200‑square‑foot event building with kitchen, restrooms, and separate dressing areas
- Remodeled 3,618‑square‑foot residence with covered porches and exercise room with hot tub
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
$63,667
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
6.57%
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%
$1,273,340
$1.3M
Cap Rate 7%
$909,529
$909.5K
Cap Rate 9%
$707,411
$707.4K
Market Conditions
NOI Build-Up for 7,318 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
$109.8K $15.00/SF
− Vacancy
−$7.9K −$1.08/SF
EGI
$101.9K $13.92/SF
− OpEx
−$38.2K −$5.22/SF
NOI
$63.7K $8.70/SF
Area
Crawford County, AR
Vacancy
7.20%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,273,340
Cap Rate 7%
$909,529
Cap Rate 9%
$707,411
Alternative Uses
Best Use
Mixed Use
$909.5K
$795.8K – $1.06M
NOI $63,667 @ 7.0% cap · market cap 6.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,213 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 72956, AR
33,870
Population
14,119
Households
2.4
Avg Household Size
39
Median Age
19%
College-Educated
87%
High-School Grad
103.8 sq mi
ZIP Area
326
Density / Sq Mi
$60,387
Median Household Income
$33,894
Median Earnings
$825
Median Rent
$177,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Wedding venue - Operating event property with a residence, pool, event hall, workshops, storage buildings, and outdoor gathering amenities.
Where is this wedding venue located?
The property is located at 1820 Oak Grove Road Van Buren, AR.
What is the asking price?
The asking price for this property is $969,500.
What are key features of this property?
This property features: 20.67‑acre wedding and event venue estate with a residence; 4,200‑square‑foot event building with kitchen, restrooms, and separate dressing areas; Remodeled 3,618‑square‑foot residence with covered porches and exercise room with hot tub
