66 River Run Dr · Gassville, AR 72635

$119,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 92 Days on market

Built 2014 $71/sqft · 24% below area Est $157k · 24% under

---

Why this score? — see what drove the C 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 +16.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.8/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hassle Free living in a 55+ Community super close to Cotter and the World-Renowned White River! Nice 3-bedroom, 2 bath double wide mobile with split bedroom plan and open concept and each bedroom comes with its own walk-in closet. Plenty of storage and the laundry room is combined with a nice hall tree section for coat and shoe storage. Also, just outside of the primary bedroom is a designated office area. Lot fees include lawn care, trash, club house usage and pool.

Key facts

• Walk-in closet
• Club house usage
• Pool

Tags

• WALK-IN CLOSET
• DESIGNATED OFFICE AREA
• CLUB HOUSE USAGE
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $62 ($746/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 $113k (6.0% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 2.9% in Gassville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#84 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cotter School District (rural): math 41% / reading 40% proficiency, ranked #67 of 238 in AR (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 24 active listings in the ZIP; 47 units permitted in Baxter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($829 loan paydown + $2k appreciation (1.6% local appreciation)).
• Baxter County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $120k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $157,275
• List price: $119,900
• Delta: -23.76%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.30×
• Total profit: $9,990
• Equity at exit: $44,945

10-year hold

• IRR: 9.4%
• Equity multiple: 2.23×
• Total profit: $41,151
• Equity at exit: $62,964

Cash invested: $33,572 (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 72635

• Home prices YoY: 0.7%
• Active inventory: 24
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $62

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $145	-5% $104	+0% $62	+5% $21	+10% $-21
Rent	-10% $-27	-5% $18	+0% $62	+5% $107	+10% $151
Rate	-1.0pp $123	-0.5pp $93	base $62	+0.5pp $31	+1.0pp $-1

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,900 Active 92 DOM
2. 2026-06-18
   days on market $119,900 Active 91 DOM
3. 2026-06-17
   price $119,900 Active 90 DOM
4. 2026-06-17
   days on market $139,900 Active 90 DOM
5. 2026-06-16
   days on market $139,900 Active 89 DOM
6. 2026-06-15
   days on market $139,900 Active 88 DOM
7. 2026-06-14
   days on market $139,900 Active 86 DOM
8. 2026-06-12
   days on market $139,900 Active 85 DOM
9. 2026-06-09
   days on market $139,900 Active 82 DOM
10. 2026-06-08
    days on market $139,900 Active 81 DOM
11. 2026-06-07
    days on market $139,900 Active 80 DOM
12. 2026-06-03
    days on market $139,900 Active 76 DOM
13. 2026-06-02
    days on market $139,900 Active 75 DOM
14. 2026-06-01
    days on market $139,900 Active 74 DOM
15. 2026-05-31
    days on market $139,900 Active 73 DOM
16. 2026-05-30
    days on market $139,900 Active 72 DOM
17. 2026-03-17
    listed $139,900 Active 471-char remark

    Show marketing remark (471 chars)

    Hassle Free living in a 55+ Community super close to Cotter and the World-Renowned White River! Nice 3-bedroom, 2 bath double wide mobile with split bedroom plan and open concept and each bedroom comes with its own walk-in closet. Plenty of storage and the laundry room is combined with a nice hall tree section for coat and shoe storage. Also, just outside of the primary bedroom is a designated office area. Lot fees include lawn care, trash, club house usage and pool.

18. 2016-06-06
    soldstatus $47,952
19. 2015-08-21
    soldstatus $70,000 463-char remark

    Show marketing remark (463 chars)

    RIVER BEND PARK, a 55+ Lifestyle Community: geared toward an active retirement lifestyle. These new homes have gorgeous finishes, split bedroom floor plans, new appliances, a soaking tub, open living areas and are turnkey, move-in ready. The Community is great for those wanting a weekend place without hassle. Minimal upkeep and the Park owners are willing turn on lights, put food in your fridge and take care of the lawn, with one phone call before you arrive.

20. 2015-07-30
    listed $67,400 463-char remark

    Show marketing remark (463 chars)

    RIVER BEND PARK, a 55+ Lifestyle Community: geared toward an active retirement lifestyle. These new homes have gorgeous finishes, split bedroom floor plans, new appliances, a soaking tub, open living areas and are turnkey, move-in ready. The Community is great for those wanting a weekend place without hassle. Minimal upkeep and the Park owners are willing turn on lights, put food in your fridge and take care of the lawn, with one phone call before you arrive.

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,530
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,488
• Taxable loss: −$1,237
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $1,043/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: Cotter School District
• NCES district ID: 0504680
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 40% ▼ -6.00%
• Median HH income: $36,343
• Composite: 33.61/100
• National rank: #5407
• State rank: #67 of 238 in AR

Livability — Gassville

• Score: 68/100
• State rank: #84
• US rank: #9309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gassville, AR
• Population (ZIP): 3,637

Population outlook (Baxter County) Hauer SSP2

• Today (2025): 39,886 people
• By 2030: 39,226 · -1.7%
• By 2040: 37,810 · -5.2%
• By 2050: 36,287 · -9.0%
• By 2075: 32,965 · -17.4%
• By 2100: 28,002 · -29.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Baxter

• 2024 margin: Solid R (+56.9) · D 20.7% · R 77.6% · Other 1.7%
• 2008→2024 swing: -25.3pp toward R · 2008: -31.6pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+53.3 2016: R+53.6 2012: R+44.0 2008: R+31.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.64%
• Current HPI: 249.8765
• 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

+107.6% since first listed

4 events — show timeline

• 2026-03-17 Listed $139,900 MHMLS
• 2016-06-06 Sold (Public Records) $47,952 Public Records
• 2015-08-21 Sold (MLS) $70,000 MHMLS
• 2015-07-30 Listed $67,400 MHMLS

Property tax history

-27.6%/yr

Latest (2023): $8 · -85.6% YoY. Source: county tax records.