Ranch with Guest
For Sale
$5,900,000
8524 Youth Ranch Road, Mulberry, AR 72947
Expansive ranch property with lodging, equestrian facilities, event infrastructure, water features, and private recreational trails.
Property Size48,582 SF
Price / SF$121.44
Days on Market67
Property Features for 8524 Youth Ranch Road
General Information
Standard status
Active
Size
48,582 SF
Property subtype
Farm
Listing Agency:
The Griffin Company Commercial Division-Springdale
(479) 970-4663
Listed By:
David Stobaugh · License #AB49118-D01
(479) 970-4663
Source:
Connectrealtynwa
Added: Jun 25
Changed: Aug 29
Last Checked: Aug 25 at 9:44AM
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 The Griffin Company Commercial Division-Springdale
Investment Insights
Based on property information with market context.
This 220-acre ranch includes four lodges, each accommodating 20+ guests, along with an administrative building containing a gym and stage. The property also features a spring-fed lake, creeks, a waterfall, open meadows, pine forests, fire pits, dining areas, and private trails suited to hiking, biking, horseback riding, and general outdoor recreation. Built in 2004, the ranch combines lodging, gathering, and equestrian improvements in one setting.
Event facilities include a rodeo arena, concession stand, restrooms, and grandstands with seating for up to 1,000 guests. Equestrian amenities include a stable with 10 private stalls, a covered exercise ring, and a wash bay. The property is near Mulberry, AR, with major airports reachable within two hours. Its existing facilities support retreats, camps, and events.
Event facilities include a rodeo arena, concession stand, restrooms, and grandstands with seating for up to 1,000 guests. Equestrian amenities include a stable with 10 private stalls, a covered exercise ring, and a wash bay. The property is near Mulberry, AR, with major airports reachable within two hours. Its existing facilities support retreats, camps, and events.
Key Highlights
- 220‑acre ranch with four lodges accommodating 20+ guests each
- Spring‑fed lake, creeks, waterfall, open meadows, pine forests, and private trails
- 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
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Ranch - Expansive ranch property with lodging, equestrian facilities, event infrastructure, water features, and private recreational trails.
Where is this ranch 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‑acre ranch with four lodges accommodating 20+ guests each; Spring‑fed lake, creeks, waterfall, open meadows, pine forests, and private trails; Rodeo arena with concession stand, restrooms, and grandstands seating up to 1,000 guests
