Marina Store with RV
For Sale
$499,900
400 Lucky Landing, Atkins, AR 72823
Lake-oriented retail property combines live-bait infrastructure with RV and campground components.
Property Size1,936 SF
Price / SF$258.21
Days on Market11
Property Features for 400 Lucky Landing
General Information
Standard status
Active
Size
1,936 SF
Additional Details
Business Included
Yes
Amenities
complete live bait system
14-site RV park with full hookups
5-site campground
Building Details
Year Built
1977
Listing Agency:
Dustin White Realty
(870) 686-3608
Listed By:
Micah Burlison
Source:
Themoverealty
Added: Aug 19
Changed: Aug 28
Last Checked: Aug 28 at 7:43AM
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 Dustin White Realty
Investment Insights
Based on property information with market context.
This marina property includes a retail store measuring approximately 1,936 square feet, with tackle, fishing equipment, boating accessories, small motors, and other inventory. The building also contains a live-bait operation with dedicated bait rooms, tanks, and related equipment. Built in 1977, the property includes a 14-site RV park with full hookups and a separate 5-site campground intended for self-contained RVs.
The property is located at 400 Lucky Landing in Atkins, Arkansas, near public boat docks and lake access administered by the Arkansas Game and Fish Commission. Its components are oriented toward boating, fishing, and outdoor recreation activity, with both retail and camping facilities included in the offering.
The property is located at 400 Lucky Landing in Atkins, Arkansas, near public boat docks and lake access administered by the Arkansas Game and Fish Commission. Its components are oriented toward boating, fishing, and outdoor recreation activity, with both retail and camping facilities included in the offering.
Key Highlights
- Approximately 1,936‑square‑foot marina store with retail inventory
- Live‑bait setup includes dedicated bait rooms, tanks, and supporting equipment
- 14‑site RV park with full hookups
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
$17,467
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
3.49%
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%
$349,340
$349.3K
Cap Rate 7%
$249,529
$249.5K
Cap Rate 9%
$194,078
$194.1K
Market Conditions
NOI Build-Up for 1,936 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
$26.7K $13.80/SF
− Vacancy
−$1.8K −$0.91/SF
EGI
$25.0K $12.89/SF
− OpEx
−$7.5K −$3.87/SF
NOI
$17.5K $9.02/SF
Area
Pope County, AR
Vacancy
6.60%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$349,340
Cap Rate 7%
$249,529
Cap Rate 9%
$194,078
Alternative Uses
Best Use
Retail
$249.5K
$218.3K – $291.1K
NOI $17,467 @ 7.0% cap · market cap 3.49%
Second Best
Apartment 5plus
$165.4K
$144.7K – $192.9K
NOI $11,576 @ 7.0% cap · market cap 2.32%
Theoretical Best
Office A
$309.3K
$270.7K – $360.9K
NOI $21,652 @ 7.0% cap · market cap 4.33%
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
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 72823, AR
6,404
Population
2,792
Households
2.3
Avg Household Size
42
Median Age
16%
College-Educated
91%
High-School Grad
126.6 sq mi
ZIP Area
51
Density / Sq Mi
$66,711
Median Household Income
$45,322
Median Earnings
$894
Median Rent
$140,900
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?
Marina - Lake-oriented retail property combines live-bait infrastructure with RV and campground components.
Where is this marina located?
The property is located at 400 Lucky Landing Atkins, AR.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Approximately 1,936‑square‑foot marina store with retail inventory; Live‑bait setup includes dedicated bait rooms, tanks, and supporting equipment; 14‑site RV park with full hookups
