Ouachita River Haven 122 Ouachita River Haven Rd 5 Room Hotel Pencil Bluff, AR 71965 $1,250,000 ($250,000/Room) 9.75% Cap Rate

Imagine waking each morning to sweeping views of the Ouachita River, coffee in hand while birds fill the surrounding forest and the river moves quietly below. Tucked between the river and the Ouachita National Forest, this rare offering provides incredible privacy, natural beauty, and the opportunity to own an established riverfront retreat or income-producing property. Situated along approximately 1,000 feet of improved Ouachita River frontage, the property includes FIVE homes (four fully furnished), campground facilities, docks, and extensive infrastructure already in place.
• MAIN RESIDENCE: The primary home offers 5 bedrooms, 2.5 baths, and approximately 3,660 square feet across four levels including a walk-out basement. Nearly every level captures breathtaking river views. The custom chef’s kitchen features a stunning live-edge pecan island, and a massive 1,300 sq. ft. deck overlooks the river—perfect for gatherings, yoga, or relaxing outdoors. The walk-out basement is partially finished with flooring, walls, electrical, lighting, and doors already installed, and materials currently on-site will convey for completion, allowing the next owner to easily finish the space if desired. A large attached woodworking shop provides excellent workspace and storage above and could easily be converted to a garage.
• ADDITIONAL CABINS: Four additional homes provide guest accommodations or rental potential. One offers 2 bedrooms and 2 baths (1,080 sq. ft.) with single-level living, river-view deck, hot tub, wood-burning stove, and cozy living area. Another offers 2 bedrooms and 2 baths (1,116 sq. ft.), spans two stories with upper and lower decks, and sleeps up to 12 guests. A third cabin offers 1 bedroom and 1 bath (780 sq. ft.) with two stories and expansive deck space. The fourth offers 1 bedroom and 1 bath (1,016 sq. ft.) with upper and lower decks and a separate hot tub room. Most homes are fully furnished and ready for continued use.
• CAMPGROUND & RIVER ACCESS: The riverfront portion of the property includes 14 primitive campsites and 2 RV sites with fire rings. A short walk leads to a men’s and women’s restroom and shower house (approx. 320 sq. ft.). Two wooden docks provide easy access for tying up kayaks or canoes, and a fleet of kayaks and canoes is included for enjoying the river.
• LAND & INFRASTRUCTURE: The property is equipped with three wells, four septic systems, and an underground river pump used for garden and lawn irrigation. The land also includes a large raised-bed organic garden, chicken coop, goat pen, and storage shed designed for sustainable living. The riverbank has been professionally stabilized through a $120,000 conservation grant project using boulders, logs, and netting to protect the shoreline from erosion. Two additional buildings with power (approximately 384 sq. ft. and 390 sq. ft.) are currently used for storage. Operated as a riverfront resort with owners living on-site for nearly 30 years, this unique property offers the opportunity to continue as an income-producing retreat, family compound, or private riverfront getaway.