17351 Arkansas 37 · Gateway, AR 72732

$350,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 15 Days on market

Built 1945 1.96 ac lot Est $311k · 12% over

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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 +9.2/30.0
• Appreciation +8.8/10.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Livability +2.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks

Opportunity awaits with this charming 3-bedroom, 2-bath home situated on a beautiful 1.93-acre lot in a desirable Gateway area . Nestled back from Highway 37, this property offers combination of space, and potential. Inside, you’ll find a spacious living area, kitchen, and a lutility room providing excellent functionality. Wood flooring throughout most of the home, carpet in the bedrooms and linoleum flooring in the wet areas. Outside, features two storage buildings, a detached garage, and a privacy-fenced area just off the back door—ideal for pets, entertaining, or relaxing outdoors. A previous mobile home site on the north side of the property still has existing water, elect

Key facts

• Privacy-fenced area
• 1.93-acre lot
• Detached garage

Tags

• 1.93-ACRE LOT
• TWO STORAGE BUILDINGS
• DETACHED GARAGE
• PRIVACY-FENCED AREA

Property features AI

Finance

• HOA & community: Association fee billed monthly

Exterior

• Parking: 3 covered garage spaces; Asphalt driveway; Garage with door opener and workshop space
• Utilities: Electricity available; Propane available; Public water; Septic tank (septic available)
• Home design: Single-story home; Residential zoning; Architectural shingle roof; Brick and Masonite exterior; Home warranty included
• Construction: Brick and Masonite construction; Architectural shingle roof; Home is 25 years or older
• Exterior features: Covered brick porch and patio; Outbuilding and storage; Back yard fencing; Cleared, level lot in a city/central business area; Public road frontage; Not in a subdivision; Approximately 1.96 acres

Interior

• Kitchen: Electric range / smooth cooktop; Electric oven; Range hood; Refrigerator; Plumbed for ice maker; Eat-in kitchen
• Bedrooms: Main-level bedrooms (two main-level bedrooms)
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and heat pump) with propane backup; Central electric air conditioning
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen; Hand rails and accessible approach with ramp; Wood-burning fireplace in family room (1 fireplace)
• Laundry & utility: Washer and dryer included; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (21.9% below list).
• Recommended offer: $273k (21.9% 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: 129 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 $29k of equity ($2k loan paydown + $27k appreciation (7.6% 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $273,215 (21.9% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $311,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19862 Dogwood Ln	0.50mi	3/2.0	1,724 (+4%)	16mo	$324,900	$188	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 2.21×
• Total profit: $118,903
• Equity at exit: $256,612

10-year hold

• IRR: 16.1%
• Equity multiple: 4.65×
• Total profit: $357,288
• Equity at exit: $500,757

Cash invested: $98,000 (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: 129
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $-260

Break-even live

Break-even rent $3,062

Max offer price $312,324

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $350,000 Active 15 DOM
2. 2026-06-17
   days on market $350,000 Active 14 DOM
3. 2026-06-16
   days on market $350,000 Active 13 DOM
4. 2026-06-15
   days on market $350,000 Active 12 DOM
5. 2026-06-14
   days on market $350,000 Active 10 DOM
6. 2026-06-13
   days on market $350,000 Active 9 DOM
7. 2026-06-10
   days on market $350,000 Active 7 DOM
8. 2026-06-09
   days on market $350,000 Active 6 DOM
9. 2026-06-08
   days on market $350,000 Active 5 DOM
10. 2026-06-07
    days on market $350,000 Active 4 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $350,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,786
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,623
• − Management: −$2,623
• − Depreciation: −$10,182
• Taxable loss: −$9,247
• Est. tax savings @ 24.0%: +$2,219
• After-tax cash flow: $-905/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

• Census place: Gateway, AR
• 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

1 event — show timeline

• 2026-06-03 Listed $350,000 NWARMLS

Property tax history

-1.8%/yr

Latest (2025): $670 · -9.9% YoY. Source: county tax records.