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    77 Acres with Highway Frontage Title is generated by Realmo AI

    HWY 5, Romance, AR 72136

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    For Sale
    $618,560

    LAND - Romance, AR

    Lot size:
    77.00 Acres
    Added:
    May 19, 2026
    Days on Market:
    11
    Last Refresh:
    May 29 at 12:06 pm

    Property Features for HWY 5

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    77.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    See online docs - Exhibit A
    Tax Annual Amount
    548

    Utilities

    Water front features
    Creek

    We can help!

    Listing Contact
    Caleb Decker

    Listing agent Caleb Decker

    Listing office SmallTown Hunting Properties & Real Estate 5607 Highway 71 S, Cove, AR

    Listing date May 19, 2026

    MLS# 26020895 Listing URL

    Copyright © 2026 Cooperative Arkansas Realtors Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 77+/- acres with 1,600 ft of Hwy 5 frontage, ideal for development or private estate.
    • Clifty Creek runs through the property, creating a mix of pasture, timber, and water features.
    • Versatile land use: approx. 57 acres of pasture and 20 acres of timber suitable for livestock, farming, hunting, or homesites.
    • Gently sloping terrain with multiple scenic build locations and utilities available at the road.
    • Located in the growing White County corridor, well‑positioned for long‑term investment or rural subdivision.
    • Convenient access to Searcy, Cabot, Greers Ferry Lake, and the Little Red River for shopping, dining, and recreation.

    Overview

    This 77+/- acre property in Romance, Arkansas, features approximately 1,600 feet of Hwy 5 frontage, offering potential for development, farming, recreation, or a private estate. Clifty Creek runs through the center of the property, creating a mix of open pasture, timber, and natural water features. Approximately 57.13 acres are pasture and 19.69 acres are timber, suitable for livestock, horses, hobby farming, hunting, or future homesite development. The gently sloping terrain offers multiple scenic build locations, with utilities available at the road. Located in the growing White County corridor between Rose Bud and Cabot, this property is positioned for long-term investment or rural subdivision potential. Convenient access to Searcy, Cabot, Greers Ferry Lake, and the Little Red River provides nearby shopping, dining, fishing, boating, and outdoor recreation opportunities. This property represents an opportunity to own a large multi-use tract with highway frontage, live water, pasture, and timber in Central Arkansas. Mineral Rights do not convey.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Romance
    County
    White
    State
    Arkansas
    Longitude
    -92.06742951
    Latitude
    35.25630772

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Multi-use land tract with highway frontage, pasture, and timber.
    Where is this agricultural land / farmland located?
    The property is located at HWY 5 Romance, AR.
    What is the asking price?
    The asking price for this property is $618,560.
    What are key features of this property?
    This property features: 77+/- acres with 1,600 ft of Hwy 5 frontage, ideal for development or private estate.; Clifty Creek runs through the property, creating a mix of pasture, timber, and water features.; Versatile land use: approx. 57 acres of pasture and 20 acres of timber suitable for livestock, farming, hunting, or homesites.
    (501) 206-8403
    We can help!
    Listing Contact
    Caleb Decker
    Learn More
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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.

    More about this property
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