Lakefront Residential Lot with
For Sale
$219,000
8501 Northshore, Hackett, AR 72937
Land, Hackett, AR
Property Size1,708 SF
Lot Size0.54 Acres
Price / SF$128.22
Days on Market112
Property Features for 8501 Northshore
General Information
Property type
Land
Property subtype
Other
High school district
000000
Standard status
Active
Size
1,708 SF
Lot size
0.54 Acres
Listing Agency:
Mossy Oak Properties Field, Farm, and Homes
(479) 480-7000
Listed By:
Logan May
(479) 480-7000
Added: May 3
Changed: Aug 20
Last Checked: Aug 22 at 9:06AM
MLS# 11779738
Copyright © 2026 My State MLS. 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.
Lakefront residential property on Sugarloaf Lake in Hackett, Arkansas, located at 8501 Northshore Dr, Lot #9. The offering includes a 23,747 +/- square-foot lot with an existing 1,708 +/- square-foot residence featuring two bedrooms and two bathrooms. The home has an open living space connecting the living room and kitchen, along with a large kitchen bar and a spacious sunroom for daily comfort and natural light.
The property provides direct water access through a private boat dock and includes convenient boat launch access for lake activities. It is also located directly across from the Sugarloaf Lake store. From the backyard, the home offers views of Sugarloaf Mountain.
The kitchen comes with brand-new appliances, and the property uses a James Fork water supply with a septic system and River Valley Electric service.
The property provides direct water access through a private boat dock and includes convenient boat launch access for lake activities. It is also located directly across from the Sugarloaf Lake store. From the backyard, the home offers views of Sugarloaf Mountain.
The kitchen comes with brand-new appliances, and the property uses a James Fork water supply with a septic system and River Valley Electric service.
Key Highlights
- Lakefront home on Sugarloaf Lake at 8501 Northshore Dr, Lot #9, Hackett, AR
- 1708+/- SF residence with 2 bedrooms and 2 bathrooms
- Private boat dock with convenient boat launch access for boating and fishing
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
$10,115
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
4.62%
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%
$202,300
$202.3K
Cap Rate 7%
$144,500
$144.5K
Cap Rate 9%
$112,389
$112.4K
Market Conditions
NOI Build-Up for 1,708 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
$19.9K $11.64/SF
− Vacancy
−$1.5K −$0.87/SF
EGI
$18.4K $10.77/SF
− OpEx
−$8.3K −$4.85/SF
NOI
$10.1K $5.92/SF
Area
Sebastian County, AR
Vacancy
7.50%
Lease Rate
$11.64 /SF/Yr
Expense Ratio
45.00%
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%
$202,300
Cap Rate 7%
$144,500
Cap Rate 9%
$112,389
Alternative Uses
Best Use
Apartment 5plus
$144.5K
$126.4K – $168.6K
NOI $10,115 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$363.4K
$318.0K – $424.0K
NOI $25,438 @ 7.0% cap · market cap 11.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 72937, AR
3,530
Population
1,633
Households
2.2
Avg Household Size
45
Median Age
11%
College-Educated
82%
High-School Grad
60.9 sq mi
ZIP Area
58
Density / Sq Mi
$58,400
Median Household Income
$48,182
Median Earnings
$789
Median Rent
$142,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Waterfront Land - Lakefront property on Sugarloaf Lake with a private boat dock and an existing 2-bedroom, 2-bath home.
Where is this waterfront land located?
The property is located at 8501 Northshore Hackett, AR.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Lakefront home on Sugarloaf Lake at 8501 Northshore Dr, Lot #9, Hackett, AR; 1708+/- SF residence with 2 bedrooms and 2 bathrooms; Private boat dock with convenient boat launch access for boating and fishing
