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    5 & 15 Ojo Eureka Springs, AR 72632

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    For Sale
    $1,099,000

    Award-winning, 9-room bed and breakfast in Eureka Springs, Arkansas.

    Type:Commercial/Industrial
    Property size:
    6,438 SF
    Added:
    Feb 2, 2026
    Days on Market:
    77
    Last Refresh:
    Apr 8 at 12:59 am

    Property Features for 5 & 15 Ojo

    General Information

    Standard status
    Active
    Size
    6,438 SF
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    1887

    We can help!

    Listing Contact
    Salmonsen Group Realtors

    Listing agent Salmonsen Group Realtors

    Listing office Keller Williams Market Pro Realty Bentonville West

    Listing date Feb 2, 2026

    Source Exitrealty

    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 Keller Williams Market Pro Realty Bentonville West

    Overview

    Historic Eureka Springs Bed & Breakfast

    The 5 Ojo Inn is a 4-star historic bed and breakfast located in Eureka Springs, Arkansas. This award-winning property features 9 rooms situated across two Victorian homes and two cottages. Each room is equipped with amenities such as jetted tubs, fireplaces, complimentary drinks, cable TV, Wi-Fi, refrigerators, and Keurig coffee makers. The property is licensed to operate 10 rooms and is currently renting 9. Situated on a large wooded lot, the inn offers gardens, trails, and opportunities for wildlife viewing. The location on the historic loop provides convenient access to Eureka Springs, with a trolley stop (red route stop 97) located directly in front of the property. Downtown Eureka Springs, with its shopping, dining, nightlife, and attractions, is also within walking distance. The property size is 6438 square feet.
    Location Intelligence

    Current Use by Public Records

    5 Ojo Inn ... Bed & Breakfast

    Suggested Use

    Law Firm Real Estate Agency Hair Salon Spa & Massage Center Nail Salon Gym & Fitness Center Restaurant Daycare Center Accounting Firm Auto Repair Shop

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

    Similar Places Nearby

    • nuttin' fanci — US-62, Eureka Springs, AR 72632
    • Harvest House 1882 — 104 Wall St, Eureka Springs, AR 72632
    • Smiling Pines Bed and Breakfast — 8 Drennon Dr, Eureka Springs, AR 72632
    • Bella Paradiso Vacation Rentals — 140 s main st, eureka springs, ar 72632
    • Rock Haus Lodge — Oil Spring Rd, Eureka Springs, AR 72632

    Location Insight

    • Map
    • Local Demand
    City
    Eureka Springs
    County
    Carroll
    State
    Arkansas
    Longitude
    -93.743883
    Latitude
    36.402639

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    FAQs

    What type of property is this?
    Bed & breakfast - Award-winning, 9-room bed and breakfast in Eureka Springs, Arkansas.
    Where is this bed & breakfast located?
    The property is located at 5 & 15 Ojo Eureka Springs, AR.
    What is the asking price?
    The asking price for this property is $1,099,000.
    What are key features of this property?
    This property features: Established 4‑star historic Bed & Breakfast with immediate income potential.; Nine rentable rooms (licensed for 10) across multiple buildings: Victorian homes and cottages.; Prime location on the historic loop with trolley access and close proximity to downtown Eureka Springs.
    (479) 231-1355
    We can help!
    Listing Contact
    Salmonsen Group Realtors
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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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