Ouachita River Haven 122 Ouachita River Haven Rd 5 Room Hotel Pencil Bluff, AR 71965 $1,050,000 ($210,000/Room) 11.61% Cap Rate

Ouachita River Haven is a rare, fully operational riverfront resort offering exceptional returns in one of Arkansas's most scenic natural settings. Situated along approximately 1,000 feet of improved Ouachita River frontage — bordered by the Ouachita National Forest — the property has been owner-operated for nearly 30 years and generates consistent income across six active booking channels including direct bookings, Airbnb, VRBO, Hipcamp, Expedia, and boat rentals.
FINANCIAL PERFORMANCE: The property produced a net operating income of $125,578 in 2024 and $123,233 in 2025, representing an 11.7–12.0% cap rate at the asking price of $1,050,000 — well above the typical 7–10% range for hospitality properties. Full financials are available upon request.
WHAT'S INCLUDED: Five homes (four fully furnished), 14 primitive campsites, 2 RV sites, campground restroom and shower house, two river docks, fleet of kayaks and canoes, three wells, four septic systems, underground river irrigation pump, raised-bed organic garden, chicken coop, goat pen, storage shed, and two additional powered buildings. The 3,660 sq ft main residence features a chef's kitchen with live-edge pecan island, a 1,300 sq ft river-view deck, and a partially finished walk-out basement with materials on-site to convey. The $120,000 professionally stabilized riverbank is a significant capital improvement already in place.
TERMS: This property is offered strictly as-is at a firm price of $1,050,000. No repairs, credits, price reductions, or concessions of any kind will be considered. Buyer to conduct all due diligence prior to submitting an offer. Serious, qualified buyers only. Quick close strongly preferred. No creative financing offered.
OPPORTUNITY: Whether continued as an income-producing resort, converted to a private family compound, or expanded using the two additional powered buildings and unfinished basement, this property offers immediate cash flow and long-term upside in a location that cannot be replicated.
TIMELINE: A buyer closing by mid-May steps directly into peak summer season on the Ouachita River — one of the busiest and most profitable times of year for the property. Reservations are already coming in across six active booking platforms, meaning a new owner begins generating income from day one. Waiting until fall to purchase means leaving an entire summer season on the table.