Wedding Venue with
New
For Sale
$949,000
1820 Oak Grove RD, Van Buren, AR 72956
Commercial, Van Buren, AR
Property Size7,318 SF
Lot Size20.67 Acres
Price / SF$129.68
Days on Market4
Property Features for 1820 Oak Grove RD
General Information
Property type
Commercial Sale
Property subtype
Other
Parking features
RV
Directions
Industrial Park Rd, RT onto Oak Grove Rd property on the RT
Standard status
Active
APN
001-04599-001
Size
7,318 SF
Lot size
20.67 Acres
Taxes and HOA fees
Tax Description
S-T-R 33-09-31
Tax Annual Amount
3765
Legal Description
S-T-R 33-09-31
Utilities
Heating system
Natural Gas, Central
Cooling system
Electric, Central Air
Amenities
saltwater pool
cabana
barn
greenhouse
camper cover
equipment storage building
fort
covered sitting area
swing area
woodshop
warehouse shop
climate-controlled storage shed
exercise room with hot tub
Building Details
Year built
2003
Roof type
Shingle
Listing Agency:
Keller Williams Platinum Realty · Keller Williams Realty
(479) 434-3000
Listed By:
Laura McLean · License #SA00081842
(479) 439-3000
Added: Oct 1
Last Checked: Oct 4 at 5:06PM
MLS# 1092196
Copyright © 2026 Western River Valley Board of REALTORS®. 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.
Set on 20.67 acres, this wedding and event property includes a 60-by-70-foot venue with a concrete foundation, full kitchen, multiple restrooms, and separate dressing areas. The flexible interior is complemented by a remodeled 3,618-square-foot residence with an exercise room, hot tub, covered porches, and an attached greenhouse. A saltwater pool and cabana are also on site.
Additional improvements include a 20-by-30-foot barn, 20-by-16-foot greenhouse, 30-by-35-foot warehouse shop, and climate-controlled 20-by-40-foot woodshop. The property also has a 16-by-20-foot climate-controlled storage shed, equipment storage building, camper cover, and multiple outdoor structures, including a covered sitting area and swing area. The residence offers an on-site living component alongside the event facilities.
Additional improvements include a 20-by-30-foot barn, 20-by-16-foot greenhouse, 30-by-35-foot warehouse shop, and climate-controlled 20-by-40-foot woodshop. The property also has a 16-by-20-foot climate-controlled storage shed, equipment storage building, camper cover, and multiple outdoor structures, including a covered sitting area and swing area. The residence offers an on-site living component alongside the event facilities.
Key Highlights
- 20.67‑acre property with a 60‑by‑70‑foot event venue
- Venue includes a full kitchen, multiple restrooms, and separate dressing areas
- Remodeled 3,618‑square‑foot residence with an attached greenhouse
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
6.71%
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 6.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.40M
$1.23M – $1.64M
NOI $98,213 @ 7.0% cap · market cap 10.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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Frequently Asked Questions
What type of property is this?
Wedding venue - The event building includes a full kitchen, multiple restrooms, and separate dressing areas.
Where is this wedding venue located?
The property is located at 1820 Oak Grove RD Van Buren, AR.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: 20.67‑acre property with a 60‑by‑70‑foot event venue; Venue includes a full kitchen, multiple restrooms, and separate dressing areas; Remodeled 3,618‑square‑foot residence with an attached greenhouse
