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    Charleston, AR Farm/Estate Title is generated by Realmo AI

    8979 Grand Prairie Rd, Charleston, AR 72933

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    For Sale
    $359,000

    Farm/Estate - Charleston, AR

    Type:Farm
    Lot size:
    40.64 Acres
    Added:
    Sep 16, 2025
    Days on Market:
    253
    Last Refresh:
    May 26 at 1:06 pm

    Property Features for 8979 Grand Prairie Rd

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    2
    Bathrooms
    1
    Rooms
    Bathroom 1, Bedroom 1, Bedroom 2
    Parking features
    Garage
    Standard status
    Active
    Lot size
    40.64 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Will Dawson

    Listing agent Will Dawson

    Listing office Mossy Oak Properties Field, Farm, and Homes 1200 Fort Street, Barling, AR

    Listing date Sep 16, 2025

    MLS# 11779637 Listing URL

    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.

    HighLights

    • 40.64 acres of versatile pastureland, ideal for livestock, hay production, or development.
    • Modern 2‑bedroom, 1‑bath barndominium built in 2021 with metal siding and roof, central heating/air, and concrete floors.
    • Reliable well water source and existing utility connections (electricity and water).
    • Excellent location in Charleston, Arkansas, offering a peaceful rural setting with convenient access to local amenities and the Charleston school district.
    • Abundant wildlife (dove, quail, whitetail deer) for hunting or nature observation.
    • Easy access via county road, ensuring convenient transportation.

    Overview

    Located in Franklin County, near Charleston, Arkansas, this 40.64-acre farm features a two-bedroom, one-bath barndominium built in 2021. The property is primarily comprised of grassed pastures, currently utilized for hay production and livestock, offering grazing opportunities for cattle or horses. The barndominium has a metal siding exterior and a metal roof, resting on a slab foundation with concrete flooring. It is equipped with central heating and air conditioning. The property benefits from a well water source, with electricity and water already connected. The land's vegetation creates a habitat for dove, quail, and whitetail deer. Currently thriving as pastureland, this property is suited for cattle or horses, and offers opportunities for development. Access to the property is available via a county road. The property is approximately 12 miles to the City of Lavaca, approximately 7.2 miles to the City of Charleston, approximately 23 miles to Mercy Hospital (Fort Smith), approximately 23 miles to Fort Smith Regional Airport, approximately 80 miles to Fayetteville, and approximately 136 miles to Little Rock.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Charleston
    County
    Franklin
    State
    Arkansas
    Longitude
    -93.997424
    Latitude
    35.361211

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    FAQs

    What type of property is this?
    Farm - 40.64-acre farm with a modern two-bedroom barndominium.
    Where is this farm located?
    The property is located at 8979 Grand Prairie Rd Charleston, AR.
    What is the asking price?
    The asking price for this property is $359,000.
    What are key features of this property?
    This property features: 40.64 acres of versatile pastureland, ideal for livestock, hay production, or development.; Modern **2‑bedroom, 1‑bath barndominium built in 2021** with metal siding and roof, central heating/air, and concrete floors.; Reliable well water source and existing utility connections (electricity and water).
    (479) 480-7000
    We can help!
    Listing Contact
    Will Dawson
    Request Owner's contact information
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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.

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