15936 Skyline Dr · Gateway, AR 72732

$220,000

1 bd · 1.0 ba · 685 sqft · SingleFamily public records · 84 Days on market

Built 2014 2.45 ac lot

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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).

• Cash flow +14.0/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked into the natural beauty of Northwest Arkansas, this one-of-a-kind 30 ft Pacific Yurt offers the perfect blend of a private retreat and income-producing opportunity. Thoughtfully upgraded with wind and snow protection, a UV-protected dome, energy-efficient windows, and a brand-new premium vinyl tarp and side cover, it’s built for year-round enjoyment. Inside features a full kitchen with dishwasher and disposal. Select furnishings convey, making it easy to step in and start enjoying or renting right away. Outside, enjoy seven decks, two water features, two fire pits, an outdoor shower, and a pre-wired hot tub pad. A separate RV pad with electric, water, and septic adds flexibility for guests or additional income. Backing to Devil’s Eyebrow habitat and just minutes to Beaver Lake, Rogers, and Eureka Springs. Featured in Citiscapes 2022 and currently operating as a successful Airbnb.

Key facts

• Full kitchen
• Outdoor shower
• Seven decks

Tags

• FULL KITCHEN
• SEVEN DECKS
• TWO WATER FEATURES
• TWO FIRE PITS
• OUTDOOR SHOWER
• PRE-WIRED HOT TUB PAD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $26 ($316/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.8% below list).
• Recommended offer: $177k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#381 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, schools F.
• Pea Ridge School District (suburban): math 43% / reading 42% proficiency, ranked #43 of 238 in AR (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 130 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 $18k of equity ($2k loan paydown + $17k appreciation (7.6% local appreciation)).
• Benton County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.6% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $188k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $176,520 (19.8% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.41×
• Total profit: $86,750
• Equity at exit: $161,299

10-year hold

• IRR: 18.3%
• Equity multiple: 5.06×
• Total profit: $250,248
• Equity at exit: $314,761

Cash invested: $61,600 (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 72732

• Home prices YoY: 2.1%
• Active inventory: 130
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$123 /mo · $1,473/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $26

Break-even live

Break-even rent $1,732

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $89	+0% $26	+5% $-36	+10% $-98
Rent	-10% $-113	-5% $-43	+0% $26	+5% $96	+10% $166
Rate	-1.0pp $137	-0.5pp $82	base $26	+0.5pp $-31	+1.0pp $-89

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $220,000 Active 84 DOM
2. 2026-06-17
   days on market $220,000 Active 83 DOM
3. 2026-06-16
   days on market $220,000 Active 82 DOM
4. 2026-06-15
   days on market $220,000 Active 81 DOM
5. 2026-06-14
   days on market $220,000 Active 79 DOM
6. 2026-06-13
   days on market $220,000 Active 78 DOM
7. 2026-06-10
   days on market $220,000 Active 76 DOM
8. 2026-06-09
   days on market $220,000 Active 75 DOM
9. 2026-06-08
   days on market $220,000 Active 74 DOM
10. 2026-06-07
    days on market $220,000 Active 73 DOM
11. 2026-06-03
    days on market $220,000 Active 69 DOM
12. 2026-06-02
    days on market $220,000 Active 68 DOM
13. 2026-06-01
    days on market $220,000 Active 67 DOM
14. 2026-05-31
    days on market $220,000 Active 66 DOM
15. 2026-05-31
    days on market $220,000 Active 65 DOM
16. 2026-03-24
    listed $220,000 Active 911-char remark

    Show marketing remark (911 chars)

    Tucked into the natural beauty of Northwest Arkansas, this one-of-a-kind 30 ft Pacific Yurt offers the perfect blend of a private retreat and income-producing opportunity. Thoughtfully upgraded with wind and snow protection, a UV-protected dome, energy-efficient windows, and a brand-new premium vinyl tarp and side cover, it’s built for year-round enjoyment. Inside features a full kitchen with dishwasher and disposal. Select furnishings convey, making it easy to step in and start enjoying or renting right away. Outside, enjoy seven decks, two water features, two fire pits, an outdoor shower, and a pre-wired hot tub pad. A separate RV pad with electric, water, and septic adds flexibility for guests or additional income. Backing to Devil’s Eyebrow habitat and just minutes to Beaver Lake, Rogers, and Eureka Springs. Featured in Citiscapes 2022 and currently operating as a successful Airbnb.

17. 2023-06-12
    soldstatus $187,500
18. 2023-06-08
    soldstatus $187,500 Closed 1027-char remark

    Show marketing remark (1027 chars)

    Amazing income property or personal Retreat for your family. This 30 ft Pacific Yurt has the highest level of upgrades, including wind and snow protection, uv protective dome, energy efficient windows, too many options to list. Outdoor Shower, Seven decks, have your coffee anywhere! Gourmet kitchen includes dishwasher, garbage disposal, and Kucht Professional Range. Close to Beaver Lake, White River, Roaring River, and Indian Creek. This property includes a separate RV Concrete Pad with its own Electric panel, septic hookup attachment, and water. Bring your RV and use as a guest house! (Current RV on pad does not convey). Rent out the space separately or AirBnB the entire property! This property was featured in the March 2022 Citiscapes Issue! Unique and serene, this gated property is a one of a kind in NWA! Two water features, two fire pits, setup for hot tub on prewired pad. Separate storage room on ground floor. This property backs up to the Devil's Eyebrow a protected habitat. 20 minutes to Rogers or Eureka.

19. 2023-05-22
    status Pending 1027-char remark

    Show marketing remark (1027 chars)

    Amazing income property or personal Retreat for your family. This 30 ft Pacific Yurt has the highest level of upgrades, including wind and snow protection, uv protective dome, energy efficient windows, too many options to list. Outdoor Shower, Seven decks, have your coffee anywhere! Gourmet kitchen includes dishwasher, garbage disposal, and Kucht Professional Range. Close to Beaver Lake, White River, Roaring River, and Indian Creek. This property includes a separate RV Concrete Pad with its own Electric panel, septic hookup attachment, and water. Bring your RV and use as a guest house! (Current RV on pad does not convey). Rent out the space separately or AirBnB the entire property! This property was featured in the March 2022 Citiscapes Issue! Unique and serene, this gated property is a one of a kind in NWA! Two water features, two fire pits, setup for hot tub on prewired pad. Separate storage room on ground floor. This property backs up to the Devil's Eyebrow a protected habitat. 20 minutes to Rogers or Eureka.

20. 2023-04-15
    listed $199,900 Active 1027-char remark

    Show marketing remark (1027 chars)

    Amazing income property or personal Retreat for your family. This 30 ft Pacific Yurt has the highest level of upgrades, including wind and snow protection, uv protective dome, energy efficient windows, too many options to list. Outdoor Shower, Seven decks, have your coffee anywhere! Gourmet kitchen includes dishwasher, garbage disposal, and Kucht Professional Range. Close to Beaver Lake, White River, Roaring River, and Indian Creek. This property includes a separate RV Concrete Pad with its own Electric panel, septic hookup attachment, and water. Bring your RV and use as a guest house! (Current RV on pad does not convey). Rent out the space separately or AirBnB the entire property! This property was featured in the March 2022 Citiscapes Issue! Unique and serene, this gated property is a one of a kind in NWA! Two water features, two fire pits, setup for hot tub on prewired pad. Separate storage room on ground floor. This property backs up to the Devil's Eyebrow a protected habitat. 20 minutes to Rogers or Eureka.

ⓘ 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: $1,473 · $123/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,182
• − Mortgage interest: −$12,323
• − Property taxes: −$1,473
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,400
• Taxable loss: −$3,503
• Est. tax savings @ 24.0%: +$841
• After-tax cash flow: $1,157/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: Pea Ridge School District
• NCES district ID: 0503030
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $53,156
• Composite: 36.88/100
• National rank: #4546
• State rank: #43 of 238 in AR

Livability — Gateway

• Score: 56/100
• State rank: #381
• US rank: #22628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,493

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 65% Two or more races 27% Hispanic / Latino 11% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Danish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 7.61%
• Current HPI: 368.3932
• 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

+10.1% since first listed

5 events — show timeline

• 2026-03-24 Listed $220,000 NWARMLS
• 2023-06-12 Sold (Public Records) $187,500 Public Records
• 2023-06-08 Sold (MLS) $187,500 NWARMLS
• 2023-05-22 Pending — NWARMLS
• 2023-04-15 Listed $199,900 NWARMLS

Property tax history

+15.3%/yr

Latest (2025): $1,473 · +0.5% YoY. Source: county tax records.