22168 Highway 62 · Gateway, AR 72732

$301,900

4 bd · 3.0 ba · 2,432 sqft · Manufactured public records · 391 Days on market

Built 2006 3.49 ac lot

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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 +18.9/30.0
• Appreciation +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

Key facts

• New siding
• New hvac
• New deck

Tags

• NEWLY REMODELED
• NEW ROOF
• NEW SIDING
• NEW HVAC
• NEW DECK
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Monthly association fee; Community includes lake access/features

Exterior

• Parking: Aggregate driveway; Driveway parking; RV access/parking
• Utilities: Electricity available; Fiber optic available; Phone service available; Public water; Septic system
• Home design: Single-story double-wide manufactured home
• Construction: Block and concrete foundation with crawlspace and slab elements; Block construction with vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Patio; Gravel driveway; Pole barn; Storage; Workshop; Wire fencing in back yard; Property borders or has access to Beaver Lake

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave with hood fan; Self-cleaning oven; Dishwasher; Refrigerator; Plumbed for ice maker
• Bedrooms: Bedrooms arranged with split layout
• Flooring: Luxury vinyl plank
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric, high-efficiency)
• Interior features: Built-in features; Ceiling fans; Eat-in kitchen; Split-bedroom floorplan; Walk-in closets; Window treatments; Double-pane vinyl windows with blinds
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $302k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $268k (11.1% below list).
• Recommended offer: $266k (12.0% below list) — sets the bar for market timing.

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, amenities F.
• Rogers School District (urban): math 45% / reading 45% proficiency, ranked #31 of 238 in AR (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Garfield Elementary School (math 44% / reading 44%, grade F, #143 of 454 statewide, top 36%, 106 students, 68% FRL); Lingle Middle School (math 45% / reading 48%, grade D+, #49 of 201 statewide, top 26%, 766 students, 56% FRL); Rogers Heritage High School (math 25% / reading 35%, grade F, #138 of 292 statewide, top 48%, 2,080 students, 48% FRL).
• 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 $25k of equity ($2k loan paydown + $23k 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 $85k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $93k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $302k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $265,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.4

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: 22.5%
• Equity multiple: 2.61×
• Total profit: $136,248
• Equity at exit: $221,346

10-year hold

• IRR: 20.7%
• Equity multiple: 5.50×
• Total profit: $380,441
• Equity at exit: $431,939

Cash invested: $84,532 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,682 medium
• Mortgage (P&I): −$1,583
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $307

Break-even live

Break-even rent $2,294

Max offer price $301,900

Occupancy floor 84%

Sensitivity live

Price	-10% $478	-5% $392	+0% $307	+5% $221	+10% $136
Rent	-10% $95	-5% $201	+0% $307	+5% $413	+10% $519
Rate	-1.0pp $459	-0.5pp $384	base $307	+0.5pp $229	+1.0pp $149

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: $75,475
• Closing costs: $9,057
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $301,900 Active 391 DOM
2. 2026-06-18
   days on market $301,900 Active 388 DOM
3. 2026-06-17
   days on market $301,900 Active 387 DOM
4. 2026-06-16
   days on market $301,900 Active 386 DOM
5. 2026-06-15
   days on market $301,900 Active 385 DOM
6. 2026-06-14
   days on market $301,900 Active 383 DOM
7. 2026-06-13
   pricedays on market $301,900 Active 382 DOM
8. 2026-06-10
   days on market $314,900 Active 380 DOM
9. 2026-06-09
   days on market $314,900 Active 379 DOM
10. 2026-06-08
    days on market $314,900 Active 378 DOM
11. 2026-06-07
    days on market $314,900 Active 377 DOM
12. 2026-06-05
    days on market $314,900 Active 374 DOM
13. 2026-06-03
    days on market $314,900 Active 373 DOM
14. 2026-06-02
    days on market $314,900 Active 372 DOM
15. 2026-06-01
    days on market $314,900 Active 371 DOM
16. 2026-05-31
    days on market $314,900 Active 370 DOM
17. 2026-05-31
    days on market $314,900 Active 369 DOM
18. 2026-04-09
    price $314,900
19. 2026-03-25
    price $324,900
20. 2026-02-07
    price $329,900
21. 2026-01-08
    price $334,900
22. 2025-12-17
    price $339,900
23. 2025-12-09
    price $344,900
24. 2025-10-24
    price $350,900
25. 2025-08-27
    price $361,900
26. 2025-07-15
    price $372,900
27. 2025-06-16
    price $383,900
28. 2025-05-26
    listed $394,900 Active
29. 2023-01-20
    soldstatus $120,000 Closed 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

30. 2022-11-25
    status Pending 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

31. 2022-11-19
    status Active 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

32. 2022-11-19
    price $140,000 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

33. 2022-11-01
    status Pending 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

34. 2022-10-28
    listed $149,000 Active 689-char remark

    Show marketing remark (689 chars)

    If you’ve been looking for your own little piece of NWA here it is!! 3.49 acres in Garfield in a great location under $150,000! There is a mobile on property that is sold AS IS. Home needs some TLC & repairs, will not go FHA or RD. It is just under 2,400 sq ft. 4 Bed, 3 Bath & a Large Kitchen! This property is easy to get to located right off Highway 62 & only a few minutes away from Beaver Lake & a short drive to Eureka Springs! Enough elbow room to build your dream home & have a peaceful wooded view. Or make it a summer retreat by building a tiny home/cabin & large shop to store your boat & lake toys. The possibilities are endless!

35. 2013-09-30
    soldstatus $51,000
36. 2013-09-26
    soldstatus $48,000 464-char remark

    Show marketing remark (464 chars)

    HUD-owned 4 bedroom 3 bath home on 10 acres, close to Eureka Springs. Kitchen has ample cabinets with center island and architecture detailing. Eligible for FHA financing. See www. hudhomestore.com or www. hudpemco.com for more info - Case #031-335820., FOR UTILITY TURN ONS, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD's FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING OR ELECTRICAL DEFICIENCEIS EXIST, APPROVAL FOR EITHER OR BOTH UTILITIES TURN-ON MAY BE DENIED.

37. 2013-04-04
    listed $56,000 464-char remark

    Show marketing remark (464 chars)

    HUD-owned 4 bedroom 3 bath home on 10 acres, close to Eureka Springs. Kitchen has ample cabinets with center island and architecture detailing. Eligible for FHA financing. See www. hudhomestore.com or www. hudpemco.com for more info - Case #031-335820., FOR UTILITY TURN ONS, APPROVAL MUST BE GRANTED IN ADVANCE FROM HUD's FIELD SERVICE MANAGER. IN CASES WHERE PLUMBING OR ELECTRICAL DEFICIENCEIS EXIST, APPROVAL FOR EITHER OR BOTH UTILITIES TURN-ON MAY BE DENIED.

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$693/yr (+$58/mo · 55.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 18 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: $32,190
• − Mortgage interest: −$16,911
• − Property taxes: −$1,240
• − Insurance: −$1,510
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$8,783
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $4,019/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: Rogers School District
• NCES district ID: 0511970
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $51,712
• Composite: 38.81/100
• National rank: #4113
• State rank: #31 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

+462.3% since first listed

20 events — show timeline

• 2026-04-09 Price Changed $314,900 NWARMLS
• 2026-03-25 Price Changed $324,900 NWARMLS
• 2026-02-07 Price Changed $329,900 NWARMLS
• 2026-01-08 Price Changed $334,900 NWARMLS
• 2025-12-17 Price Changed $339,900 NWARMLS
• 2025-12-09 Price Changed $344,900 NWARMLS
• 2025-10-24 Price Changed $350,900 NWARMLS
• 2025-08-27 Price Changed $361,900 NWARMLS
• 2025-07-15 Price Changed $372,900 NWARMLS
• 2025-06-16 Price Changed $383,900 NWARMLS
• 2025-05-26 Listed $394,900 NWARMLS
• 2023-01-20 Sold (MLS) $120,000 NWARMLS
• 2022-11-25 Pending — NWARMLS
• 2022-11-19 Relisted — NWARMLS
• 2022-11-19 Price Changed $140,000 NWARMLS
• 2022-11-01 Pending — NWARMLS
• 2022-10-28 Listed $149,000 NWARMLS
• 2013-09-30 Sold (Public Records) $51,000 Public Records
• 2013-09-26 Sold (MLS) $48,000 NWARMLS
• 2013-04-04 Listed $56,000 NWARMLS

Property tax history

+3.2%/yr

Latest (2025): $1,240 · -6.8% YoY. Source: county tax records.