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    Income-Producing RV Park Near Gillham Title is generated by Realmo AI

    416 Gillham Lake Road, Gillham, AR 71841

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    For Sale
    $125,000

    COMMERCIAL - Gillham, AR

    Property size:
    990 SF
    Lot size:
    3.50 Acres
    Price / SF:
    $126/SF
    Added:
    Mar 6, 2026
    Days on Market:
    77
    Last Refresh:
    May 22 at 2:06 am

    Property Features for 416 Gillham Lake Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Exterior features
    Partially Fenced, Storage Building, Pole Sign
    Fencing
    Partial
    Standard status
    Active
    Size
    990 SF
    Lot size
    3.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See agent remarks
    Tax Annual Amount
    340

    Building Details

    Year built
    2003
    Floors in Building
    1
    Flooring type
    Concrete
    Roof type
    Metal
    Architectural style
    Craftsman
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Kevin Smallwood
    Kevin Smallwood

    Listing agent Kevin Smallwood License #EB00069358

    Listing office RE/MAX Mena Real Estate, Inc. 816 Mena Street, Mena, AR

    Listing date Mar 6, 2026

    MLS# 26008889

    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

    • Income‑producing 7‑site RV park near Gillham Lake and Cossatot River recreation areas.
    • Full RV hookups (power, septic, water) suitable for nightly, weekly, or longer‑term rentals.
    • Includes a shop building for maintenance/storage and a separate laundry room.
    • 7.65 unrestricted acres, functionally split with RV sites/buildings on ~3.5 acres and an additional ~4.15 acres with power.
    • Located minutes from Gillham Lake and Cossatot Reefs Campground.
    • Craftsman architectural style with metal roof and concrete flooring.

    Overview

    This 7-site RV park is located minutes from Gillham Lake and the Cossatot Reefs Campground in southwest Arkansas. It presents an income-producing opportunity for an owner-operator or investor. Each RV site is equipped with full hookups, including power, septic, and water, suitable for nightly, weekly, or longer-term guests seeking access to area boating, fishing, and camping on Gillham Lake and nearby Cossatot River recreation. On-site improvements include a shop building with 990 square feet that can be used for maintenance, storage, or potential future expansion, plus a separate laundry room of approximately 192 square feet. The property totals about 3.5 unrestricted acres on the Gillham Lake Road side containing the RV sites and buildings. The property can be used as a whole or functionally split. Power is already in place across the road on an additional 4.15 acres. Buyers should verify all acreage, utilities, zoning/land-use permissions, and potential for additional RV spaces, cabins, or storage units according to their development plans.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Building Supply Spa & Massage Center Hair Salon Nail Salon Grocery & Convenience Store Food Market Computer & Electronic Repair Tech Support Center Farmer's Market

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

    Location Insight

    • Map
    • Local Demand
    City
    Gillham
    County
    Sevier
    State
    Arkansas
    Longitude
    -94.3123
    Latitude
    34.1479

    FAQs

    What type of property is this?
    Mobile home & RV park - 7-site RV park near Gillham Lake and Cossatot Reefs.
    Where is this mobile home & rv park located?
    The property is located at 416 Gillham Lake Road Gillham, AR.
    What is the asking price?
    The asking price for this property is $125,000.
    What are key features of this property?
    This property features: Income‑producing 7‑site RV park near Gillham Lake and Cossatot River recreation areas.; Full RV hookups (power, septic, water) suitable for nightly, weekly, or longer‑term rentals.; Includes a shop building for maintenance/storage and a separate laundry room.
    (479) 243-3407
    We can help!
    Listing Contact
    Kevin Smallwood
    Kevin Smallwood
    Real Estate License ID: EB00069358
    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.

    More about this property
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