RV Park with Marina
For Sale
$499,900
400 Lucky Landing, Atkins, AR 72823
Commercial / Industrial, Traditional, Atkins, AR
Property Size1,936 SF
Lot Size2.50 Acres
Price / SF$258.21
Days on Market196
Property Features for 400 Lucky Landing
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Neighborhood Commercial, Other(See Remarks)
Parking
20
Exterior features
Storage Building, Outside Storage Area
Lot features
River/ Lake Area, Lake View, Lake Front, Lake Access, Waterfront, Water View
Directions
Coming soon.
Subdivision
POPE COUNTY
Standard status
Active
Size
1,936 SF
Lot size
2.50 Acres
Taxes and HOA fees
Tax Description
CITY/MUNI/TWP:ATKINS SUBD:LUCK
Tax Annual Amount
500
Legal Description
CITY/MUNI/TWP:ATKINS SUBD:LUCK
Utilities
Water front
1
Building Details
Year built
1977
Floors in Building
1
Flooring type
Concrete
Architectural style
Other
Additional Structures
Storage
Listing Agency:
Dustin White Realty
(870) 594-4367
Listed By:
Micah Burlison
(870) 686-3608
Added: Mar 17
Changed: Sep 6
Last Checked: Sep 28 at 2:06AM
MLS# 26010164
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.
Investment Insights
Based on property information with market context.
This 2.5-acre lake-area property includes a 1,936-square-foot marina store building with concrete flooring, storage space, and an outside storage area. The retail component includes tackle, fishing equipment, boating accessories, small motors, and related inventory, along with dedicated bait rooms, tanks, and equipment for a live bait operation. The building was constructed in 1977.
The property also contains a 14-site RV park with full hookups and a separate five-site campground intended for self-contained RVs. Public boat docks and lake access managed by the Arkansas Game and Fish Commission are nearby, supporting recreational use tied to boating and fishing activity. The property is located in Atkins, Arkansas, in Pope County.
The property also contains a 14-site RV park with full hookups and a separate five-site campground intended for self-contained RVs. Public boat docks and lake access managed by the Arkansas Game and Fish Commission are nearby, supporting recreational use tied to boating and fishing activity. The property is located in Atkins, Arkansas, in Pope County.
Key Highlights
- 2.5‑acre property with a 1,936‑square‑foot marina store building
- 14‑site RV park with full hookups
- Separate five‑site campground for self‑contained RVs
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
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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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Lake-area property combines an RV park, self-contained campground, and stocked marina retail building with live bait facilities.
Where is this mobile home & rv park 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: 2.5‑acre property with a 1,936‑square‑foot marina store building; 14‑site RV park with full hookups; Separate five‑site campground for self‑contained RVs
