Mobile Home Park with 15
For Sale
$600,000
235 Fields St, Russellville, AR 72802
Mobile home park with 15 existing homes, two additional ready lots, plus a shop and storage sheds.
Property Size4,864 SF
Lot Size4.23 Acres
Price / SF$123.36
Days on Market134
Property Features for 235 Fields St
General Information
Standard status
Active
Size
4,864 SF
Lot size
4.23 Acres
Additional Details
Business Included
Yes
Listing Agency:
Live.Love.Arkansas Realty Group
(479) 477-1295
Listed By:
Patti Melder
(479) 477-1295
Source:
Exprealty
Added: Mar 31
Changed: Jul 10
Last Checked: Aug 11 at 1:14PM
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 Live.Love.Arkansas Realty Group
Investment Insights
Based on property information with market context.
This 4.23-acre mobile home park includes 15 existing homes and two additional lots ready for future placement. The property also features a shop and three storage sheds, providing practical on-site utility for residents and operations.
Situated just off Sparksford Drive at 235 Fields St in Russellville, AR, the park is described as tucked into a quieter, more private setting while still being only minutes from town.
For investors, this configuration offers an operational mix of current housing units and two additional lots that can support continued placement over time, with ancillary structures that may help support day-to-day functionality. The combination of multiple existing homes, additional ready lots, and supplemental storage is intended to support a straightforward park operation under one ownership.
Situated just off Sparksford Drive at 235 Fields St in Russellville, AR, the park is described as tucked into a quieter, more private setting while still being only minutes from town.
For investors, this configuration offers an operational mix of current housing units and two additional lots that can support continued placement over time, with ancillary structures that may help support day-to-day functionality. The combination of multiple existing homes, additional ready lots, and supplemental storage is intended to support a straightforward park operation under one ownership.
Key Highlights
- 4.23‑acre mobile home park with 15 existing homes
- Two additional lots are ready for future placement
- Includes an on‑site shop
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
$29,084
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
4.85%
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%
$581,680
$581.7K
Cap Rate 7%
$415,486
$415.5K
Cap Rate 9%
$323,156
$323.2K
Market Conditions
NOI Build-Up for 4,864 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
$56.6K $11.64/SF
− Vacancy
−$3.7K −$0.77/SF
EGI
$52.9K $10.87/SF
− OpEx
−$23.8K −$4.89/SF
NOI
$29.1K $5.98/SF
Area
Pope County, AR
Vacancy
6.60%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$581,680
Cap Rate 7%
$415,486
Cap Rate 9%
$323,156
Alternative Uses
Best Use
Apartment 5plus
$415.5K
$363.6K – $484.7K
NOI $29,084 @ 7.0% cap · market cap 4.85%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$777.1K
$680.0K – $906.7K
NOI $54,399 @ 7.0% cap · market cap 9.07%
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
70
Businesses Nearby
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Mobile home park with 15 existing homes, two additional ready lots, plus a shop and storage sheds.
Where is this mobile home & rv park located?
The property is located at 235 Fields St Russellville, AR.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 4.23‑acre mobile home park with 15 existing homes; Two additional lots are ready for future placement; Includes an on‑site shop
