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    Ar-23 Witter, AR 72776
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    Ar-23 Witter, AR 72776

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    • Land
    • 588.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 0 Ar-23

    Lot size
    588.00 lot acres
    Property type
    Land

    Description

    This exceptional 588+/- acre hunting property in Madison County, Arkansas, presents a unique opportunity for the discerning sportsman. Located conveniently near Witter, AR, and bordering Highway 23, this meticulously maintained land boasts over 20 years of dedicated wildlife management. The property features an extensive network of approximately four miles of interior roads and trails, providing easy access to its diverse features. Multiple large-scale food plots are actively maintained to attract and support a thriving wildlife population. Three ponds offer abundant water sources, complemented by the year-round flow of Slow Tom Creek traversing the land. Adding to the property's natural beauty are several caves and numerous rock bluffs. The property also includes approximately 200 feet of frontage on Kecks Creek. This prime location in Northwest Arkansas offers exceptional hunting opportunities for deer, bear, and turkey. The property's long history of careful management and its abundant natural resources make it a truly exceptional hunting estate. The asking price is $2,200,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Witter
    County
    Madison
    State
    Arkansas
    Longitude
    -93.6984
    Latitude
    35.899

    Comparable in this City

    • Value Estimation by Request
      384 SF

      16898 Hwy 23

      RETAIL STORES (PERSONAL SERVICES) • 384 SF
      16898 Hwy 23, Witter, AR 72776-8147
      View Details
    • Value Estimation by Request

      Hwy 23

      COMMERCIAL (GENERAL)
      Hwy 23, Witter, AR 72776
      View Details
    • Value Estimation by Request
      880 SF

      16776 Hwy 23

      OFFICE BUILDING • 880 SF
      16776 Hwy 23, Witter, AR 72776
      View Details
    • Value Estimation by Request
      6,720 SF

      18613 Hwy 23

      WAREHOUSE, STORAGE • 6,720 SF
      18613 Hwy 23, Witter, AR 72776-8102
      View Details

    Similar Nearby for Sale

    • $625,000

      Secluded Ozark Acreage with Creek

      97-acre property with pasture, hardwoods, creek, and abundant wildlife.
      971 Madison 3055, Witter, AR 72776
      View Details
    • $435,200
      120.00 Acres

      Recreational Land Near Witter, Arkansas

      120-acre recreational property with creek, electricity, and abundant wildlife.
      Madison 3370, Witter, AR 72776
      View Details
    • $565,000

      Secluded Ozark Acreage with Varied Terrain

      97 acres in Witter, AR, ideal for recreation and agriculture.
      971 Madison 3055, Witter, AR 72776
      View Details
    • $58,000
      10.01 Acres

      Wooded Land in Witter, AR

      Secluded 10-acre wooded land perfect for hunting or cabin.
      Madison 3175, Witter, AR 72776
      View Details
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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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