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    Land Near Ouachita National Forest Title is generated by Realmo AI

    Tract 8-TBD Southside Road, Oden, AR 71961

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    For Sale
    $168,160

    LAND - Oden, AR

    Lot size:
    21.02 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    121
    Last Refresh:
    May 22 at 1:06 am

    Property Features for Tract 8-TBD Southside Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    21.02 Acres

    Taxes and HOA fees

    Tax Description
    S-15 T-2S R-27W
    Tax Annual Amount
    25

    We can help!

    Listing Contact
    Luke Alston

    Listing agent Luke Alston License #SA00087612

    Listing office SmallTown Hunting Properties & Real Estate 5607 Highway 71 S, Cove, AR

    Listing date Jan 21, 2026

    MLS# 26003351 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

    • Direct access to the Ouachita National Forest (11 of 13 tracts share a boundary).
    • Potential building sites with mountain views on every tract.
    • Electricity is in place or readily available.
    • Multiple entry points provide easy access to a paved road.
    • Variety of terrain suitable for gardens, pasture, or homes/cabins.
    • No HOA/POA with very light restrictions.

    Overview

    Located near the Pine Ridge community in Montgomery County, AR, this 21.02-acre tract is part of the Montgomery 150 subdivision. This tract shares at least one boundary with the Ouachita National Forest, providing easy access to millions of acres of public land for hunting and exploring. The property features at least one potential building site with views of the surrounding mountain range. Electricity is either in place or readily available. Access to the tract is facilitated by multiple points of entry to each section of the subdivision from Southside Road, a paved road. The terrain varies, offering lower-lying areas suitable for gardens or pasture, as well as high ridgetops for building homes or cabins to take in the views. The Ouachita River is a little over a mile away. There are very light restrictions on each Tract and no HOA/POA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Oden
    County
    Montgomery
    State
    Arkansas
    Longitude
    -93.8747458
    Latitude
    34.5701719

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    FAQs

    What type of property is this?
    Land - 21+ acre tract bordering Ouachita National Forest.
    Where is this land located?
    The property is located at Tract 8-TBD Southside Road Oden, AR.
    What is the asking price?
    The asking price for this property is $168,160.
    What are key features of this property?
    This property features: Direct access to the Ouachita National Forest (11 of 13 tracts share a boundary).; Potential building sites with **mountain views on every tract.**; Electricity is in place or readily available.
    (479) 234-1376
    We can help!
    Listing Contact
    Luke Alston
    Real Estate License ID: SA00087612
    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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