10866 Hodge Ln · Gravette, AR 72736

$485,000

4 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 275 Days on market

Built 2020 5.00 ac lot $285/sqft · 21% below area Est $611k · 21% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Cash flow +3.8/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

Key facts

• Claw foot tub
• Open kitchen
• 5 acre lot

Tags

• PRIVATE NATURE SETTING
• CLAW FOOT TUB
• OPEN KITCHEN
• BUILT-IN STORM SHELTER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (53.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (59.9% below list).
• Recommended offer: $194k (59.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#25 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Gravette School District (rural): math 49% / reading 45% proficiency, ranked #26 of 238 in AR (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glenn Duffy Elementary School (530 students, 42% FRL); Gravette Middle School (math 59% / reading 54%, grade B, #17 of 201 statewide, top 8%, 486 students, 35% FRL); Gravette High School (math 38% / reading 44%, grade F, #43 of 292 statewide, top 15%, 616 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 173 active listings in the ZIP; 4,359 units permitted in Benton County in 2024 (402 in 5+ unit buildings).

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 275 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $80k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $485k implies a 1211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,334 (59.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.40% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.44%
• DSCR: 0.45
• GRM: 20.8

CMA / ARV

• ARV (median comp): $610,510
• List price: $485,000
• Delta: -20.56%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.25×
• Total profit: $170,068
• Equity at exit: $436,926

10-year hold

• IRR: 14.8%
• Equity multiple: 5.23×
• Total profit: $574,302
• Equity at exit: $942,248

Cash invested: $135,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72736

• Home prices YoY: 20.1%
• Active inventory: 173
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$198 /mo · $2,370/yr
• Insurance: −$202
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-1,474

Break-even live

Break-even rent $3,809

Max offer price $224,571

Occupancy floor —

Sensitivity live

Price	-10% $-1,200	-5% $-1,337	+0% $-1,474	+5% $-1,612	+10% $-1,749
Rent	-10% $-1,628	-5% $-1,551	+0% $-1,474	+5% $-1,397	+10% $-1,321
Rate	-1.0pp $-1,230	-0.5pp $-1,351	base $-1,474	+0.5pp $-1,600	+1.0pp $-1,728

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $485,000 Active 275 DOM
2. 2026-06-18
   days on market $485,000 Active 272 DOM
3. 2026-06-17
   days on market $485,000 Active 271 DOM
4. 2026-06-16
   days on market $485,000 Active 270 DOM
5. 2026-06-15
   days on market $485,000 Active 269 DOM
6. 2026-06-14
   days on market $485,000 Active 267 DOM
7. 2026-06-13
   days on market $485,000 Active 266 DOM
8. 2026-06-10
   days on market $485,000 Active 264 DOM
9. 2026-06-09
   days on market $485,000 Active 263 DOM
10. 2026-06-08
    days on market $485,000 Active 262 DOM
11. 2026-06-07
    days on market $485,000 Active 261 DOM
12. 2026-06-05
    days on market $485,000 Active 258 DOM
13. 2026-06-03
    days on market $485,000 Active 257 DOM
14. 2026-06-02
    days on market $485,000 Active 256 DOM
15. 2026-06-01
    days on market $485,000 Active 255 DOM
16. 2026-05-31
    days on market $485,000 Active 254 DOM
17. 2026-05-31
    days on market $485,000 Active 253 DOM
18. 2026-05-12
    price $485,000 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

19. 2026-04-21
    price $488,995 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

20. 2026-01-06
    price $498,995 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

21. 2025-12-19
    price $499,995 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

22. 2025-12-19
    status Active 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

23. 2025-11-26
    status Pending 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

24. 2025-11-10
    price $525,000 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

25. 2025-10-01
    price $549,000 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

26. 2025-08-27
    listed $565,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Welcome to the Hodge Lodge- where your homestead dreams become reality. You will love the private 5-acre nature setting of this 2020 home. Sit on the front porch with your coffee and watch the hummingbirds, deer and the rest of nature come to life. After a day of foraging for wild morels & blackberries (just to name a few) or front entry garden, take a relaxing soak in the primary's claw foot tub. Warm up this winter by the fireplace with a good book from the library built-ins. Meals are a breeze in the open kitchen with large island. Step out back to the bird habitat for those fresh eggs. For the young- or young at heart, take a tree covered stroll to the fairytale tree house with climbing wall. Shop is perfect for your next project or added storage, though the oversized garage provides plenty of extra space. For security you will love the peace of mind with the built-in storm shelter and generator hook up. All wrapped in this nature loving home. Only 15 minutes from I49. Come and see! MOTIVATED SELLER.

27. 2018-11-16
    soldstatus $37,000 458-char remark

    Show marketing remark (458 chars)

    Looking for 5 acres with some nice woods to build a house on, enjoy the feel of privacy with the woods yet still be close to amenities. This nice large lot provides the feel of being out in the country but just minutes away from school and amenities. Gravette School district. Great place to raise a family and enjoy the outdoors. this property has two parcels 4.48 and 0.52 acres east of main property , other parcel 18-15193-000 . 52 acreage 5 acres total.

28. 2018-09-23
    listed $37,000 458-char remark

    Show marketing remark (458 chars)

    Looking for 5 acres with some nice woods to build a house on, enjoy the feel of privacy with the woods yet still be close to amenities. This nice large lot provides the feel of being out in the country but just minutes away from school and amenities. Gravette School district. Great place to raise a family and enjoy the outdoors. this property has two parcels 4.48 and 0.52 acres east of main property , other parcel 18-15193-000 . 52 acreage 5 acres total.

29. 2004-09-20
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $2,370 · $198/mo
• Projected year-2 tax: $3,104 · $259/mo
• Expected delta: +$734/yr (+$61/mo · 30.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,320
• − Mortgage interest: −$27,168
• − Property taxes: −$2,370
• − Insurance: −$3,222
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$14,109
• Taxable loss: −$27,281
• Est. tax savings @ 24.0%: +$6,547
• After-tax cash flow: $-11,143/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gravette School District
• NCES district ID: 0506840
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $50,964
• Composite: 40.41/100
• National rank: #3728
• State rank: #26 of 238 in AR

Livability — Gravette

• Score: 73/100
• State rank: #25
• US rank: #5462

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,013
• Population (ZIP): 7,519

Population outlook (Benton County) Hauer SSP2

• Today (2025): 318,683 people
• By 2030: 353,481 · +10.9%
• By 2040: 425,280 · +33.4%
• By 2050: 497,239 · +56.0%
• By 2075: 662,114 · +107.8%
• By 2100: 776,431 · +143.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 19% Hispanic / Latino 3%
• Common ancestry: Serbian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Strong R (+27.0) · D 35.2% · R 62.1% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: -36.5pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+26.4 2016: R+34.9 2012: R+40.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.16%
• Current HPI: 508.2507
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+1247.2% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $485,000 NWARMLS
• 2026-04-21 Price Changed $488,995 NWARMLS
• 2026-01-06 Price Changed $498,995 NWARMLS
• 2025-12-19 Price Changed $499,995 NWARMLS
• 2025-12-19 Relisted — NWARMLS
• 2025-11-26 Pending — NWARMLS
• 2025-11-10 Price Changed $525,000 NWARMLS
• 2025-10-01 Price Changed $549,000 NWARMLS
• 2025-08-27 Listed $565,000 NWARMLS
• 2018-11-16 Sold (MLS) $37,000 NWARMLS
• 2018-09-23 Listed $37,000 NWARMLS
• 2004-09-20 Sold (Public Records) $36,000 Public Records

Property tax history

+32.1%/yr

Latest (2025): $2,370 · -16.0% YoY. Source: county tax records.