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    Arkansas Waterfowl Reserve with Lodge Title is generated by Realmo AI

    2559 McKoy Ln, Clarendon, AR 72029

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    Claim this Listing
    For Sale
    $4,400,000

    LAND - Clarendon, AR

    Property size:
    6,100 SF
    Lot size:
    311.00 Acres
    Price / SF:
    $721/SF
    Added:
    Jan 19, 2026
    Days on Market:
    123
    Last Refresh:
    May 22 at 1:06 am

    Property Features for 2559 McKoy Ln

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Size
    6,100 SF
    Lot size
    311.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Lots 10,11 (Country Club Add)
    Tax Annual Amount
    3806

    Utilities

    Utilities
    Propane

    We can help!

    Listing Contact
    Clay Medford
    Clay Medford

    Listing agent Clay Medford

    Listing office Myers Cobb Realtors 6075 Poplar Ave, Suite 727, Memphis, AR

    Listing date Jan 19, 2026

    MLS# 26003046 Listing URL

    Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 311± acre legacy waterfowl property in Monroe County, Arkansas, known for consistently holding mallards.
    • Elegant 6,100± sq ft lodge with grand gathering room, massive rock fireplace, bar, and spacious kitchen/dining areas.
    • Six luxury suites, each with full walk‑in shower and cedar closet.
    • Habitat dialed in for waterfowl: creek‑side cover, conservation‑designated areas, and fields typically planted in rice.
    • Two permanent blinds and natural stand‑and‑shoot spots along Big Cypress Creek.
    • Includes two boat houses and two boats for easy access to hunting locations.

    Overview

    This 311+/- acre legacy waterfowl property, known as Big Cypress Creek Grand Lodge & Waterfowl Reserve, is located in Eastern Arkansas along Big Cypress Creek in Monroe County. The property features two permanent blinds and natural stand-and-shoot spots along the creek. The habitat includes creek-side cover, conservation-designated areas, and two east-side fields typically planted in rice. Two boat houses and two boats provide access. Located 12 miles north near Hwy 49/79 on McKoy Lane, the property includes a 6,100+/- sq ft lodge. The lodge features a grand gathering room with a rock fireplace, bar, and kitchen/dining areas. It also includes six suites, each with a walk-in shower and cedar closet, a gun room, personal lockers, a cleaning room, and a wader room. The lodge can be purchased separately.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Auto Repair Shop Accounting Firm Daycare Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Clarendon
    County
    Monroe
    State
    Arkansas
    Longitude
    -91.1836
    Latitude
    34.5776

    Nearby Similar for Sale

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    • $100,000

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    • $9,500

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    FAQs

    What type of property is this?
    Horse & equestrian property - 311-acre waterfowl property with a 6,100 sq ft lodge.
    Where is this horse & equestrian property located?
    The property is located at 2559 McKoy Ln Clarendon, AR.
    What is the asking price?
    The asking price for this property is $4,400,000.
    What are key features of this property?
    This property features: 311± acre legacy waterfowl property in Monroe County, Arkansas, known for consistently holding mallards.; Elegant **6,100± sq ft lodge** with grand gathering room, massive rock fireplace, bar, and spacious kitchen/dining areas.; Six luxury suites, each with full walk‑in shower and cedar closet.
    (501) 517-1531
    We can help!
    Listing Contact
    Clay Medford
    Clay Medford
    Learn More
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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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