2316 Hwy 126 · Gassville, AR 72635

$148,000

3 bd · 1.0 ba · 2,120 sqft · SingleFamily public records · 59 Days on market

1.00 ac lot $70/sqft · 30% below area Est $213k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +5.8/10.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property presents a promising opportunity for ambitious buyers who recognize its potential. The home offers 2,100 square feet of space, featuring three bedrooms, one full bathroom, and two half bathrooms, with the interior in need of finishing touches to realize its full potential. Currently, it is equipped with portable heating and window air conditioning units. The outdoor features include a covered back deck and a designated garden area. Additionally, there is a 28x60 shop with one overhead door, which can be easily converted back to garage doors or portion walls for rental income. The property boasts newer metal roofs and a privacy fence, making it ideal for a repair shop, storage facility, or personal workshop. Located one acre at the intersection of Highway 126 and Tucker Cemetery Road, this property is just 11 minutes from Mountain Home. Don’t miss out on this exceptional opportunity!

Key facts

• 28x60 shop
• Covered back deck
• Privacy fence

Tags

• COVERED BACK DECK
• DESIGNATED GARDEN AREA
• 28X60 SHOP
• NEWER METAL ROOFS
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-36 ($-436/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (24.5% below list).
• Recommended offer: $112k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 ($1k 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 $41k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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 $50k; list at $148k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $111,794 (24.5% 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 59 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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: 0.76% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $212,561
• List price: $148,000
• Delta: -30.37%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2049 Hwy 126	0.26mi	3/3.0	2,040 (-4%)	5mo	$212,500	$104	69

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.12×
• Total profit: $5,065
• Equity at exit: $55,478

10-year hold

• IRR: 6.4%
• Equity multiple: 1.84×
• Total profit: $34,925
• Equity at exit: $77,721

Cash invested: $41,440 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-36

Break-even live

Break-even rent $1,164

Max offer price $141,587

Occupancy floor 98%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $148,000 Active 59 DOM
2. 2026-06-18
   days on market $148,000 Active 58 DOM
3. 2026-06-17
   days on market $148,000 Active 57 DOM
4. 2026-06-16
   days on market $148,000 Active 56 DOM
5. 2026-06-15
   days on market $148,000 Active 55 DOM
6. 2026-06-14
   days on market $148,000 Active 53 DOM
7. 2026-06-12
   days on market $148,000 Active 52 DOM
8. 2026-06-09
   days on market $148,000 Active 49 DOM
9. 2026-06-08
   days on market $148,000 Active 48 DOM
10. 2026-06-07
    days on market $148,000 Active 47 DOM
11. 2026-06-03
    days on market $148,000 Active 43 DOM
12. 2026-06-02
    days on market $148,000 Active 42 DOM
13. 2026-06-01
    days on market $148,000 Active 41 DOM
14. 2026-05-31
    days on market $148,000 Active 40 DOM
15. 2026-05-30
    days on market $148,000 Active 39 DOM
16. 2026-04-21
    listed $148,000 Active 915-char remark

    Show marketing remark (919 chars)

    This property presents a promising opportunity for ambitious buyers who recognize its potential. The home offers 2,100 square feet of space, featuring three bedrooms, one full bathroom, and two half bathrooms, with the interior in need of finishing touches to realize its full potential. Currently, it is equipped with portable heating and window air conditioning units. The outdoor features include a covered back deck and a designated garden area. Additionally, there is a 28x60 shop with one overhead door, which can be easily converted back to garage doors or portion walls for rental income. The property boasts newer metal roofs and a privacy fence, making it ideal for a repair shop, storage facility, or personal workshop. Located one acre m/l at the intersection of Highway 126 and Tucker Cemetery Road, this property is just 11 minutes from Mountain Home. Don’t miss out on this exceptional opportunity!

17. 2026-04-21
    listed $148,000 Active 919-char remark

    Show marketing remark (919 chars)

    This property presents a promising opportunity for ambitious buyers who recognize its potential. The home offers 2,100 square feet of space, featuring three bedrooms, one full bathroom, and two half bathrooms, with the interior in need of finishing touches to realize its full potential. Currently, it is equipped with portable heating and window air conditioning units. The outdoor features include a covered back deck and a designated garden area. Additionally, there is a 28x60 shop with one overhead door, which can be easily converted back to garage doors or portion walls for rental income. The property boasts newer metal roofs and a privacy fence, making it ideal for a repair shop, storage facility, or personal workshop. Located one acre m/l at the intersection of Highway 126 and Tucker Cemetery Road, this property is just 11 minutes from Mountain Home. Don’t miss out on this exceptional opportunity!

18. 2026-04-02
    status Active
19. 2025-07-29
    listed $149,000 Active
20. 2025-07-02
    listed $149,000 Active
21. 2025-02-28
    status Active
22. 2024-12-02
    status Active
23. 2024-12-02
    price $150,000
24. 2024-12-01
    historical
25. 2024-06-20
    listed $165,000 Active
26. 2024-06-10
    historical
27. 2024-05-21
    price $170,000
28. 2024-05-21
    price $170,000
29. 2024-04-16
    listed $175,000 Active
30. 2024-04-14
    listed $175,000 New Listing
31. 2023-04-04
    soldstatus $50,000
32. 2023-04-04
    soldstatus $50,000
33. 2022-10-22
    listed $50,000
34. 2004-06-30
    soldstatus $60,000
35. 2003-06-25
    soldstatus $35,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $13,415
• − Mortgage interest: −$8,290
• − Property taxes: −$980
• − Insurance: −$740
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$4,305
• Taxable loss: −$3,047
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $296/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

• 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

+322.9% since first listed

20 events — show timeline

• 2026-04-21 Listed $148,000 MHMLS
• 2026-04-21 Listed $148,000 NWARMLS
• 2026-04-02 Relisted — SOMO
• 2025-07-29 Listed $149,000 SOMO
• 2025-07-02 Listed $149,000 SOMO
• 2025-02-28 Relisted — SOMO
• 2024-12-02 Relisted — SOMO
• 2024-12-02 Price Changed $150,000 SOMO
• 2024-12-01 Delisted — SOMO
• 2024-06-20 Listed $165,000 SOMO
• 2024-06-10 Listing Removed — CARMLS
• 2024-05-21 Price Changed $170,000 CARMLS
• 2024-05-21 Price Changed $170,000 NEABOR MLS
• 2024-04-16 Listed $175,000 NEABOR MLS
• 2024-04-14 Listed $175,000 CARMLS
• 2023-04-04 Sold (Public Records) $50,000 Public Records
• 2023-04-04 Sold (MLS) $50,000 NWARMLS
• 2022-10-22 Listed $50,000 NWARMLS
• 2004-06-30 Sold (Public Records) $60,000 Public Records
• 2003-06-25 Sold (Public Records) $35,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $980 · +104.1% YoY. Source: county tax records.