Ozark Resort with Equestrian
For Sale
$5,900,000
8524 Youth Ranch Road, Mulberry, AR 72947
Residential, Mulberry, AR
Property Size48,582 SF
Lot Size220.00 Acres
Price / SF$121.44
Days on Market93
Property Features for 8524 Youth Ranch Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Security features
Security
Patio and Porch features
Patio
Exterior features
ConcreteDriveway
Fireplace
1
Appliances
ElectricWaterHeater, PropaneWaterHeater
Lot features
Hardwood Trees, Level, Not In Subdivision, Outside City Limits, Resort Property, Rural Lot, Secluded, Wooded
Elementary school district
Alma
Middle school district
Alma
High school district
Alma
Directions
From I-49, take exit 24 in Rudy, AR. Turn East onto Hwy 282. Turn North onto Hwy 71. Turn East onto W. Graphic Rd. Turn West onto Old Graphic Rd. Turn South onto Youth Ranch Rd at the Lost Trails Ranch gate.
Standard status
Active
APN
001-05985-000
Size
48,582 SF
Lot size
220.00 Acres
Taxes and HOA fees
Tax Annual Amount
45000
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Propane (Heating), Central
Cooling system
Central Air, Electric, Heat Pump
Water source
Public
Water front features
Pond
Building Details
Year built
2004
Floors in Building
1
Number of units
4
Flooring type
Carpet, Concrete, Vinyl, Laminate
Building materials
Cedar, Frame, Masonite, Rock
Roof type
Metal
Listing Agency:
The Griffin Company Commercial Division-Springdale · Weichert
(479) 756-1003
Listed By:
David Stobaugh · License #AB49118-D01
(479) 970-4663
Added: Jun 11
Changed: Sep 3
Last Checked: Sep 11 at 6:06AM
MLS# 1351511
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.
Investment Insights
Based on property information with market context.
Lost Trails Ranch is a 220-acre resort property at 8524 Youth Ranch Road in Mulberry, Arkansas. The improvements include four equipped lodges, an administrative building with a gym and stage, and event facilities centered on a rodeo arena. Concession service, restrooms, and grandstands accommodate up to 1,000 guests. Equestrian improvements include a stable with 10 private stalls, a covered exercise ring, and a wash bay.
Outdoor amenities include a spring-fed lake, creeks, a waterfall, private trails, open meadows, pine forests, fire pits, and dining areas. The property also features abundant wildlife, a pond, patio space, concrete driveway, metal roofing, propane service, public water, and septic infrastructure. The lodges and additional buildings total 48,582 square feet, with construction incorporating cedar, frame, Masonite, and rock materials. Mulberry provides the mailing location, while major airports are within two hours.
Outdoor amenities include a spring-fed lake, creeks, a waterfall, private trails, open meadows, pine forests, fire pits, and dining areas. The property also features abundant wildlife, a pond, patio space, concrete driveway, metal roofing, propane service, public water, and septic infrastructure. The lodges and additional buildings total 48,582 square feet, with construction incorporating cedar, frame, Masonite, and rock materials. Mulberry provides the mailing location, while major airports are within two hours.
Key Highlights
- 220 acres in the Ozarks near Mulberry, AR
- Four lodges, each accommodating 20+ guests
- Rodeo arena with concession stand, restrooms, and grandstands seating up to 1,000 guests
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
$304,609
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
5.16%
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%
$6,092,180
$6.1M
Cap Rate 7%
$4,351,557
$4.4M
Cap Rate 9%
$3,384,544
$3.4M
Market Conditions
NOI Build-Up for 48,582 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
$728.7K $15.00/SF
− Vacancy
−$87.4K −$1.80/SF
EGI
$641.3K $13.20/SF
− OpEx
−$336.7K −$6.93/SF
NOI
$304.6K $6.27/SF
Area
Crawford County, AR
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$6,092,180
Cap Rate 7%
$4,351,557
Cap Rate 9%
$3,384,544
Alternative Uses
Best Use
Hotel Hospitality
$4.35M
$3.81M – $5.08M
NOI $304,609 @ 7.0% cap · market cap 5.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$9.31M
$8.15M – $10.87M
NOI $652,009 @ 7.0% cap · market cap 11.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 72947, AR
3,973
Population
1,870
Households
2.1
Avg Household Size
45
Median Age
15%
College-Educated
83%
High-School Grad
114.1 sq mi
ZIP Area
35
Density / Sq Mi
$55,091
Median Household Income
$36,257
Median Earnings
$667
Median Rent
$151,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Resort - Multi-lodge retreat property with event infrastructure, equestrian improvements, and varied outdoor recreation features.
Where is this resort located?
The property is located at 8524 Youth Ranch Road Mulberry, AR.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: 220 acres in the Ozarks near Mulberry, AR; Four lodges, each accommodating 20+ guests; Rodeo arena with concession stand, restrooms, and grandstands seating up to 1,000 guests
