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    82 Armstrong St Eureka Springs, AR 72632

    View on Map
    Sponsored
    For Sale
    $1,499,999

    Restaurant - Eureka Springs, AR

    Property size:
    5,696 SF
    Lot size:
    0.00 Acres
    Days on Market:
    7
    Last Refresh:
    Mar 16 at 8:06 pm

    Property Features for 82 Armstrong St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security System
    Zoning
    None
    APN
    925-01267-000
    Interior features
    Security System, Smoke Detector
    Size
    5,696 SF
    Lot size
    0.00 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1900
    Flooring type
    Concrete, Tile, Vinyl, Wood
    Roof type
    Asphalt, Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    John Castleberry

    Collier Properties (501) 230-5290

    Listing agent John Castleberry (479) 274-0662

    Listing date Mar 10, 2026

    MLS# 1330343 Listing URL

    Copyright © 2026 ArkansasONE MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Iconic Eureka Springs Restaurant Opportunity

    This is an opportunity to own a historic part of downtown Eureka Springs. The iconic Cathouse Lounge and Pied Piper Pub Inn's prime location is just off South Main and Armstrong St. The property includes highly coveted parking close by that can accommodate 22 automobiles or up to 90 motorcycles. The Cathouse Lounge offers 3 bars, an open-air patio, and a spacious deck. The Cathouse Lounge is known for its merchandising and has built a strong brand with an online presence and a following among locals and visitors. This investment includes the Cathouse Lounge, Pied Piper Pub & Inn, along with the merchandising trademark. The property size is 5696 square feet and the lot size is 0.001 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Pied Piper Pub ... Nightclub

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

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

    Similar Places Nearby

    Pied Piper Pub & Inn and The Cat House Lounge, McGarity's Restaurant & Saloon ® -- Eureka Springs, AR, Gravel Bar at Wanderoo Lodge, Grub & Pub Club 169, The Stonehouse

    Location Insight

    • Map
    • Local Demand
    City
    Eureka Springs
    County
    Carroll
    State
    Arkansas
    Longitude
    -93.741263
    Latitude
    36.397568

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    FAQs

    What type of property is this?
    Bar & Pub - Historic restaurant and inn with strong brand and loyal following.
    Where is this bar & pub located?
    The property is located at 82 Armstrong St Eureka Springs, AR.
    What is the asking price?
    The asking price for this property is $1,499,999.
    What are key features of this property?
    This property features: - Prime location in historic downtown Eureka Springs, near South Main and Armstrong St.; - Includes **two established businesses**: The Cathouse Lounge and Pied Piper Pub & Inn.; - Ample parking accommodates 22 cars or up to 90 motorcycles.
    (501) 230-5290
    Request Owner's contact information
    82 Armstrong St Eureka Springs, AR 72632
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    Eureka Springs, AR 72632
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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
    82 Armstrong St Eureka Springs, AR 72632
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    We can help!
    Listing Contact
    John Castleberry
    (501) 230-5290 (479) 274-0662 (501) 428-6092
    Learn more
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