6289 Farm Road 2290 · Gateway, AR 65745

$80,000

2 bd · 2.0 ba · 1,616 sqft · SingleFamily · 6 Days on market

Built 1969 Fair condition 1.01 ac lot

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Why this score? — see what drove the B 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Just over the Missouri border, this level 1-acre property offers a peaceful rural setting with convenient access to Northwest Arkansas amenities--only 20 minutes to Pea Ridge and approximately 30 minutes to the Walmart Home Office. The property features a mobile home with a stick-built addition that is livable and ready for updating. Due to the age and construction type, the home will likely not qualify for traditional financing and is best suited for cash or alternative financing buyers. Plenty of room for gardening, hobbies, animals, or future improvements with easy access to nearby employment and shopping. NOTE: photos have been edited for lighting, perspective, and image balance.

Key facts

• Mobile home
• 1 acre property
• Stick built addition

Tags

• 1 ACRE PROPERTY
• PEACEFUL RURAL SETTING
• MOBILE HOME
• STICK BUILT ADDITION
• ROOM FOR GARDENING
• EASY ACCESS TO EMPLOYMENT

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Parking: Gravel driveway
• Utilities: Electricity available; Propane; Public water available; Septic available (septic tank)
• Home design: Single-story; Metal roof; Crawlspace foundation
• Construction: See remarks for construction details
• Exterior features: Covered patio/porch; Deck; Gravel driveway; TV antenna; Outbuilding; Back yard fencing; Cleared, level lot; Not in a subdivision; Outside city limits; County road frontage; Approximately 1.01 acres of pasture

Interior

• Kitchen: Electric range; Electric water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Window unit(s) for cooling
• Interior features: Ceiling fan(s); Walk-in closet(s); Laminate flooring; Insert fireplace (1)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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.
• Southwest R-V (rural): math 19% / reading 32% proficiency, ranked #288 of 324 in MO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southwest Elem. (math 22% / reading 27%, grade F, #879 of 1,115 statewide, top 81%, 347 students, 64% FRL); Southwest Middle (math 18% / reading 28%, grade F, #330 of 391 statewide, top 84%, 219 students, 61% FRL); Southwest High (math 17% / reading 54%, grade F, #314 of 521 statewide, top 61%, 262 students, 56% FRL).
• Market conditions: 57 units permitted in Barry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.5% local appreciation)).
• Barry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — 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. 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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.96×
• Total profit: $44,005
• Equity at exit: $52,695

10-year hold

• IRR: 27.1%
• Equity multiple: 6.10×
• Total profit: $114,348
• Equity at exit: $97,705

Cash invested: $22,400 (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 65745

• Home prices YoY: 2.9%
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $293

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 68%

Sensitivity live

Price	-10% $348	-5% $320	+0% $293	+5% $265	+10% $237
Rent	-10% $208	-5% $250	+0% $293	+5% $335	+10% $377
Rate	-1.0pp $333	-0.5pp $313	base $293	+0.5pp $272	+1.0pp $251

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $80,000 Pending 6 DOM
2. 2026-06-03
   days on market $80,000 Active 4 DOM
3. 2026-06-02
   days on market $80,000 Active 3 DOM
4. 2026-06-01
   status $80,000 Active 2 DOM
5. 2026-05-23
   listed $80,000 Active 692-char remark

   Show marketing remark (692 chars)

   Just over the Missouri border, this level 1-acre property offers a peaceful rural setting with convenient access to Northwest Arkansas amenities--only 20 minutes to Pea Ridge and approximately 30 minutes to the Walmart Home Office. The property features a mobile home with a stick-built addition that is livable and ready for updating. Due to the age and construction type, the home will likely not qualify for traditional financing and is best suited for cash or alternative financing buyers. Plenty of room for gardening, hobbies, animals, or future improvements with easy access to nearby employment and shopping. NOTE: photos have been edited for lighting, perspective, and image balance.

6. 2026-05-23
   listed $80,000 Active

   Show marketing remark (692 chars)

   Just over the Missouri border, this level 1-acre property offers a peaceful rural setting with convenient access to Northwest Arkansas amenities--only 20 minutes to Pea Ridge and approximately 30 minutes to the Walmart Home Office. The property features a mobile home with a stick-built addition that is livable and ready for updating. Due to the age and construction type, the home will likely not qualify for traditional financing and is best suited for cash or alternative financing buyers. Plenty of room for gardening, hobbies, animals, or future improvements with easy access to nearby employment and shopping. NOTE: photos have been edited for lighting, perspective, and image balance.

ⓘ 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 4/10 Moderate 7 d/yr ≥103°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: $12,841
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$2,327
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $2,940/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This mobile home with a stick-built addition is in fair condition, requiring moderate repairs and maintenance. Upgrading appliances, painting, and landscaping would significantly increase its value for both resale and rental.

Repairs flagged

• Major Appliances — Old and worn, likely not functioning properly.
• Minor Countertops — Need cleaning and possibly replacement due to wear.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace appliances — Modern appliances improve functionality and attract potential buyers.
• Both Update countertops — New countertops add value and functionality to the kitchen.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting exterior space.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn, likely not functioning properly.	Major	$15,000–50,000
Countertops · Need cleaning and possibly replacement due to wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace appliances — Modern appliances improve functionality and attract potential buyers. ↑
• Both Update countertops — New countertops add value and functionality to the kitchen. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting exterior space. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southwest R-V
• NCES district ID: 2928710
• Math proficiency: 19% ▼ -4.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $35,609
• Composite: 21.05/100
• National rank: #8449
• State rank: #288 of 324 in MO

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): 3,230

Population outlook (Barry County) Hauer SSP2

• Today (2025): 35,207 people
• By 2030: 34,460 · -2.1%
• By 2040: 32,643 · -7.3%
• By 2050: 30,688 · -12.8%
• By 2075: 26,898 · -23.6%
• By 2100: 22,000 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Barry

• 2024 margin: Solid R (+63.5) · D 17.8% · R 81.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -35.0pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.8 2016: R+59.7 2012: R+44.7 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.47%
• Current HPI: 227.5875
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-23 Listed $80,000 NWARMLS
• 2026-05-23 Listed $80,000 SOMO