Motel with Manager
For Sale
$2,200,000
204 Lake Front Drive, Russellville, AR 72802
COMMERCIAL - Russellville, AR
Property Size21,756 SF
Lot Size1.25 Acres
Price / SF$101.12
Days on Market272
Property Features for 204 Lake Front Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Travel North on Arkansas, turn left on Lakefront, motel on the right.
Standard status
Active
APN
868-00004-001C
Size
21,756 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Description
PT NE NE CITY OF RUSSELLVILLE
Tax Annual Amount
10193
Legal Description
PT NE NE CITY OF RUSSELLVILLE
Building Details
Year built
1995
Listing Agency:
Arkansas Real Estate Collective
(479) 280-1999
Listed By:
Wetzel Group
(479) 970-0986
Added: Nov 21, 2025
Changed: Aug 19
Last Checked: Aug 20 at 3:06AM
MLS# 1328055
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 52-room motel in Russellville, Arkansas, contains 21,756 square feet and was built in 1995. An on-site manager’s apartment supports operational oversight, while the property also includes parking and an adjoining lot. The 1.25-acre site offers additional land associated with the motel property.
Positioned just off the interstate, the motel provides direct access for travelers and exposure to passing traffic. Its Russellville location in Pope County combines an established hospitality use with an adjoining parcel that may accommodate a future commercial use, subject to applicable approvals. The existing room count, manager residence, parking, and additional land create a property configuration suited to continued motel operations.
Positioned just off the interstate, the motel provides direct access for travelers and exposure to passing traffic. Its Russellville location in Pope County combines an established hospitality use with an adjoining parcel that may accommodate a future commercial use, subject to applicable approvals. The existing room count, manager residence, parking, and additional land create a property configuration suited to continued motel operations.
Key Highlights
- 52‑room motel with an on‑site manager’s apartment
- 21,756 square feet; built in 1995
- 1.25‑acre property with an adjoining lot included
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
$126,489
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
5.75%
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%
$2,529,780
$2.5M
Cap Rate 7%
$1,806,986
$1.8M
Cap Rate 9%
$1,405,433
$1.4M
Market Conditions
NOI Build-Up for 21,756 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
$313.3K $14.40/SF
− Vacancy
−$47.0K −$2.16/SF
EGI
$266.3K $12.24/SF
− OpEx
−$139.8K −$6.43/SF
NOI
$126.5K $5.81/SF
Area
Pope County, AR
Vacancy
15.00%
Lease Rate
$14.40 /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%
$2,529,780
Cap Rate 7%
$1,806,986
Cap Rate 9%
$1,405,433
Alternative Uses
Best Use
Hotel Hospitality
$1.81M
$1.58M – $2.11M
NOI $126,489 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.48M
$3.04M – $4.06M
NOI $243,319 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
167
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 72802, AR
22,752
Population
9,687
Households
2.3
Avg Household Size
39
Median Age
32%
College-Educated
90%
High-School Grad
137.7 sq mi
ZIP Area
165
Density / Sq Mi
$61,664
Median Household Income
$37,206
Median Earnings
$887
Median Rent
$196,100
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- American Inn & Suites Russellville — 204 Lake Front Dr, Russellville, AR 72802
- Clarion Inn & Suites Russellville I-40 — 2407 N Arkansas Ave, Russellville, AR 72802
- Fairfield Inn & Suites Russellville — 120 E Harrell Dr, Russellville, AR 72802
- Hampton Inn Russellville — 2304 N Arkansas Ave, Russellville, AR 72802
- Days Inn & Suites by Wyndham Russellville — 109 E Harrell Dr, Russellville, AR 72802
Frequently Asked Questions
What type of property is this?
Motel - Hospitality property includes an on-site manager’s apartment, adjoining lot, and convenient interstate access.
Where is this motel located?
The property is located at 204 Lake Front Drive Russellville, AR.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 52‑room motel with an on‑site manager’s apartment; 21,756 square feet; built in 1995; 1.25‑acre property with an adjoining lot included
