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    Combs, AR Campground Opportunity Title is generated by Realmo AI

    226 Madison 4401, Combs, AR 72721

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    For Sale
    $299,000

    Commercial - Combs, AR

    Lot size:
    10.02 Acres
    Added:
    Oct 31, 2025
    Days on Market:
    206
    Last Refresh:
    May 24 at 12:06 pm

    Property Features for 226 Madison 4401

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    10.02 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Will Dawson

    Listing agent Will Dawson

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

    Listing date Oct 31, 2025

    MLS# 11779647 Listing URL

    Copyright © 2026 My State 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

    • Established RV/Campground Business Potential: Prepped with cleared acreage, road, and utilities to nine RV sites, ready for immediate operation and expansion.
    • Prime Location on the Pig Trail Scenic Byway: High‑traffic area attracting tourists and outdoor enthusiasts.
    • Proximity to Diverse Outdoor Activities: Close to public hunting lands, Mill Creek OHV trails, Mulberry River, and equestrian trails.
    • Existing Infrastructure: Includes a 30'x18' metal building and established RV sites.
    • Expansion Potential: Land suitable for adding over forty more RV spots and primitive camping areas.
    • Picturesque Setting: Features a low water bridge crossing Fleming Creek and valley views with frequent deer visits.

    Overview

    Located right off the Pig Trail Scenic Byway, this 10.02-acre property in Combs, AR, presents an investment opportunity. The Pig Trail Scenic Byway, known for its steep inclines, sharp curves, and dense forest scenery, is a popular route for motorcycles and scenic drives. The property has been prepped for an RV/campground business, with most of the acreage cleared, a road built, and sewer, electric, and water run to nine RV sites. A 30'x18' metal building is on site for storage or other uses. The property is accessed via a low water bridge crossing Fleming Creek, leading to views of the valley. Frequent deer visits enhance the outdoor experience. Plans included over forty more RV spots, with an area for primitive camping. Public hunting is available on nearby public lands like the Ozark-St. Francis National Forests. Mill Creek OHV Trailhead is close by, offering 42 miles of trails for side-by-sides, four-wheelers, and dirt bikes. Fishing is available at the Mulberry River and Cove Lake. Kayaking and canoeing options can be found on the Mulberry River and at nearby Lake Fort Smith State Park. Horse trails are available in the Ozark National Forest and Devil's Den State Park. This location provides a service to people indulging in outdoor activities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Bed & Breakfast Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Combs
    County
    Madison
    State
    Arkansas
    Longitude
    -93.782343
    Latitude
    35.798961

    FAQs

    What type of property is this?
    Campground - RV/campground business opportunity near Pig Trail Scenic Byway.
    Where is this campground located?
    The property is located at 226 Madison 4401 Combs, AR.
    What is the asking price?
    The asking price for this property is $299,000.
    What are key features of this property?
    This property features: Established RV/Campground Business Potential: Prepped with cleared acreage, road, and utilities to nine RV sites, ready for immediate operation and expansion.; Prime Location on the Pig Trail Scenic Byway: High‑traffic area attracting tourists and outdoor enthusiasts.; Proximity to Diverse Outdoor Activities: Close to public hunting lands, Mill Creek OHV trails, Mulberry River, and equestrian trails.
    (479) 480-7000
    We can help!
    Listing Contact
    Will Dawson
    Request Owner's contact information
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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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