Ozark Ranch With Event
For Sale
$5,900,000
8524 Youth Ranch Road, Mulberry, AR 72947
Farm, Mulberry, AR
Property Size48,582 SF
Lot Size220.00 Acres
Price / SF$121.44
Days on Market149
Property Features for 8524 Youth Ranch Road
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
36
Bathrooms
51
Full bathrooms
51
Rooms
Bedroom 20, Bedroom 22, Bathroom 13, Bathroom 24, Bathroom 38, Bathroom 25, Bedroom 1, Bathroom 43, Bathroom 36, Bathroom 37, Bathroom 9, Bedroom 29, Bathroom 39, Bedroom 10, Bathroom 47, Bedroom 26, Bathroom 26, Bathroom 3, Bathroom 22, Bedroom 15, Bedroom 36, Bedroom 7, Bedroom 33, Bedroom 28, Bathroom 40, Bedroom 35, Bedroom 23, Bathroom 7, Bathroom 35, Bathroom 31, Bedroom 13, Bathroom 20, Bathroom 11, Bedroom 31, Bathroom 23, Bedroom 30, Bedroom 27, Bathroom 27, Bathroom 5, Bathroom 15, Bathroom 1, Bedroom 34, Bathroom 18, Bathroom 33, Bathroom 4, Bathroom 29, Bedroom 21, Bedroom 25, Bedroom 8, Bathroom 49, Bathroom 45, Bedroom 9, Bedroom 4, Bathroom 32, Bathroom 50, Bedroom 24, Bathroom 34, Bathroom 44, Bedroom 6, Bathroom 10, Bathroom 8, Bathroom 16, Bedroom 16, Bedroom 18, Bathroom 48, Bathroom 19, Bedroom 3, Bathroom 17, Bathroom 30, Bathroom 51, Bathroom 14, Bedroom 14, Bathroom 41, Bedroom 11, Bedroom 2, Bathroom 42, Bedroom 12, Bedroom 17, Bedroom 5, Bathroom 12, Bedroom 32, Bathroom 28, Bathroom 21, Bathroom 2, Bedroom 19, Bathroom 6, Bathroom 46
Security features
Security
Exterior features
GravelDriveway
Fireplace
1
Appliances
PropaneWaterHeater
Lot features
Cleared
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
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Ductless (Heating), Propane (Heating), Central
Cooling system
Heat Pump, Ductless, Electric, Central Air
Water source
Public
Building Details
Year built
2004
Floors in Building
1
Flooring type
Laminate, Vinyl, Concrete, Carpet
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: Mar 25
Changed: Aug 19
Last Checked: Aug 20 at 7:06AM
MLS# 1338803
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.
This 220-acre ranch near Mulberry includes four lodges designed to accommodate 20+ guests each, along with an administrative building containing a gym and stage. Event improvements include a rodeo arena, concession stand, restrooms, and grandstands with seating for up to 1,000 guests. Equestrian amenities consist of a stable with 10 private stalls, a covered exercise ring, and a wash bay.
Natural features include a spring-fed lake, creeks, a waterfall, private trails, open meadows, pine forests, wildlife, outdoor dining areas, and fire pits. The property encompasses 48,582 square feet and includes public water, septic service, propane, metal roofing, central heating and cooling systems, and a gravel driveway. It is located at 8524 Youth Ranch Road in Mulberry, with major airports within two hours.
Natural features include a spring-fed lake, creeks, a waterfall, private trails, open meadows, pine forests, wildlife, outdoor dining areas, and fire pits. The property encompasses 48,582 square feet and includes public water, septic service, propane, metal roofing, central heating and cooling systems, and a gravel driveway. It is located at 8524 Youth Ranch Road in Mulberry, with major airports within two hours.
Key Highlights
- 220‑acre ranch with 48,582 square feet of property improvements
- Four lodges, each accommodating 20+ guests
- Rodeo arena, 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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Ranch - Large ranch property with lodging, equestrian improvements, recreational features, and facilities for organized gatherings.
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 48,582 square feet of property improvements; Four lodges, each accommodating 20+ guests; Rodeo arena, concession stand, restrooms, and grandstands seating up to 1,000 guests
