Arkansas Country Property on 10.9 Acres Listed for $114,900 With Multiple Outbuildings
A rural property featuring nearly 11 acres of wooded land, a three-bedroom home, and multiple outbuildings is listed for $114,900 in Mountain View, Arkansas. Located at 9120 Herpel Road, the property offers a combination of acreage, an existing residence, and additional structures. However, the visible renovation needs and questions about the property’s condition make it important for potential buyers to look beyond the asking price.
For anyone searching for an affordable country property in northern Arkansas, this listing presents several features worth examining. The house was built in 2000 and contains approximately 1,100 square feet, while the surrounding 10.9 acres provide considerably more space than a typical residential lot.
The property could potentially serve as a rural residence, weekend retreat, or hobby-farm project, depending on its condition, local regulations, and the buyer’s plans. It is not presented as a move-in-ready home, and renovation expenses could play a significant role in the overall purchase decision.
Another important detail is the listing status. The property was marked contingent on October 27, 2026, meaning a transaction may already be underway. Anyone interested should confirm its current availability before making arrangements.
Property Details: 9120 Herpel Road
The supplied listing information describes the property as follows:
| Property feature | Listing information |
|---|---|
| Address | 9120 Herpel Rd, Mountain View, AR 72560 |
| Asking price | $114,900 |
| Land | 10.9 acres |
| Living area | Approximately 1,100 sq ft |
| Bedrooms | 3 |
| Bathrooms | 1 full, 1 half |
| Year built | 2000 |
| Style | Country cottage / bungalow |
| Stories | 2 |
| Exterior | Wood siding |
| Roof | Shingle |
| Water | Public |
| Sewer | Public |
| Gas | Propane / butane |
| Foundation | Slab and crawlspace |
| Annual property taxes | Approximately $697–$698 |
| HOA | None reported |
| Listing status | Contingent as of October 27, 2026 |
These details are based on the supplied listing information and should be independently verified before purchase.
Nearly 11 Acres of Wooded Land in Northern Arkansas
One of the most notable features is the property’s 10.9 acres of land. For buyers interested in rural living, outdoor recreation, or having additional space around their home, the acreage may be a significant part of the appeal.
Aerial photographs show a predominantly wooded landscape with rolling terrain and some cleared areas surrounding the existing buildings. The listing describes a combination of sloped and level ground.
However, the total acreage does not necessarily represent the amount of land that can easily be used for gardening, livestock, construction, or other improvements. Buyers should examine the terrain, access, drainage, and boundaries before deciding how suitable the property is for their intended use.
Depending on local regulations and the property’s physical characteristics, possible uses could include recreational trails, gardening, outdoor activities, equipment storage, or a small hobby-farm setup.
The wooded surroundings may also provide a degree of separation from neighboring properties, although aerial photographs cannot establish the exact level of privacy or confirm property boundaries.
A Three-Bedroom Home That Needs Attention
The residence was built in 2000 and offers approximately 1,100 square feet of living space. It is described as a two-story country-style home with three bedrooms, one full bathroom, and one half bathroom.
Some interior finishes give the house a rustic appearance, particularly the wood elements visible in the kitchen and living areas. Nevertheless, the listing photographs show areas that appear to require considerable cleaning, repairs, and renovation.
Visible concerns include debris, worn flooring, and unfinished or damaged interior surfaces. The kitchen cabinetry, appliances, bathrooms, and other finishes may require attention, although photographs alone cannot establish the full extent of the work.
This is an important distinction for buyers comparing inexpensive rural homes. A relatively low asking price can become less attractive when major repairs, replacement materials, and contractor labor are added to the purchase cost.
A professional inspection would help determine whether the work is primarily cosmetic or whether more substantial problems are present behind the visible surfaces.
Roof, Foundation, Utilities, and Other Systems
The listing identifies a shingle roof, a combination of slab and crawlspace foundation, public water, public sewer, and propane or butane gas.
These details provide a starting point for evaluating the home, but they do not establish that every system is operating properly.
Potential buyers should pay particular attention to the electrical wiring, plumbing, foundation, roof condition, moisture intrusion, pest damage, and heating equipment.
The listing also mentions gas logs in a fireplace. Their presence should not be taken as confirmation that the fireplace is operational or safe. Any gas-burning equipment should be inspected by a qualified professional.
Buyers should also confirm that public water and sewer services are actively connected and functioning, rather than relying solely on the utility descriptions in the listing.
Multiple Outbuildings and Additional Storage
Beyond the main residence, the property includes several detached structures.
Listing photographs show a metal-sided building that appears suitable for workshop or storage purposes, along with additional smaller wooden structures. These buildings could be useful for someone who needs space for tools, equipment, hobbies, or general storage.
Their actual usefulness, however, depends on their condition. Exterior photographs cannot confirm structural stability, electrical safety, permitted uses, or whether repairs are necessary.
A buyer should ask which structures are included in the sale, whether permits are available, and whether any buildings have known structural or maintenance problems.
It is also worth considering the potential cost of repairing or removing structures that are no longer safe or practical to use.
Mountain View, Arkansas, and Nearby Outdoor Recreation
The property is located in Mountain View, a community in northern Arkansas known for its Ozark surroundings and access to outdoor recreation.
The listing references nearby access to Sylamore Creek and the White River, which may interest people who enjoy fishing, nature, and outdoor activities.
However, proximity to a river or creek should not be confused with private waterfront ownership. The supplied information does not establish that this property has river frontage or direct water access.
Potential buyers should independently check the distances to public access areas, recreational destinations, shopping, healthcare, and other services.
The property is located on Herpel Road, where the listing identifies dirt and gravel road surfaces. Anyone planning to live there year-round should investigate road maintenance responsibilities and consider how the route performs during heavy rain or winter weather.
Is $114,900 a Reasonable Asking Price?
At the current asking price of $114,900, the property works out to approximately $104 per square foot, using the reported 1,100-square-foot living area.
Dividing the asking price by the 10.9 acres produces an approximate figure of $10,541 per acre. However, this calculation includes the house and other improvements, so it should not be treated as a vacant-land valuation.
Neither calculation establishes whether the property is fairly priced. Its condition, usable acreage, outbuilding quality, location, and estimated renovation expenses all need to be considered.
A Significant Price History During 2026
The supplied listing history shows several changes in the asking price:
| Date | Reported listing event | Price |
|---|---|---|
| May 22, 2026 | Initially listed | $259,000 |
| May 26, 2026 | Price reduction | $139,000 |
| June 11, 2026 | Price reduction | $129,000 |
| June 19, 2026 | Price reduction | $124,000 |
| June 24, 2026 | Price reduction | $119,000 |
| July 20, 2026 | Listing removed | $119,000 |
| October 24, 2026 | Relisted | $114,900 |
| October 27, 2026 | Marked contingent | $114,900 |
The difference between the original $259,000 asking price and the latest $114,900 price is approximately 55.6%.
That is a substantial reduction in the advertised price, although it does not automatically establish that the property is undervalued. Changes in pricing can reflect market conditions, property condition, seller decisions, or other circumstances.
The supplied records also indicate that the property sold for $199,900 in September 2022. That historical transaction is useful background, but it does not establish the property’s present market value without accounting for changes in condition, improvements, and market circumstances since then.
Property Taxes and Additional Ownership Expenses
The supplied information reports approximately $697 to $698 in annual property taxes for 2025. The small difference should be checked against official county records.
There is also a difference between the reported tax-assessed value of $96,050 and the historical tax table’s 2025 assessment of $19,210. These figures may reflect different assessment measures or data sources, so buyers should obtain clarification rather than treating them as equivalent.
Beyond taxes, the cost of owning this property could include inspection fees, renovation materials, contractor labor, debris removal, insurance, utility expenses, and ongoing land maintenance.
For a property requiring significant work, it is particularly important to keep a separate renovation reserve after closing. Unexpected problems involving the roof, foundation, plumbing, electrical system, or outbuildings can quickly increase the total investment.
What Buyers Should Investigate Before Making an Offer
There are several important questions to resolve before considering this property:
- Is the listing still contingent, or has its status changed?
- What repairs are already known to be necessary?
- Are all three bedrooms legally recognized as bedrooms?
- Are public water and sewer services connected and functioning?
- Are the propane system and fireplace safe to operate?
- What is the actual condition of the roof, foundation, and electrical wiring?
- Are the detached buildings permitted and included in the sale?
- Is the entire 10.9-acre parcel accessible and accurately represented?
- Who is responsible for maintaining Herpel Road and the private driveway?
- Are there easements, liens, restrictions, or unresolved permit issues?
A professional home inspection, title review, boundary survey, and written renovation estimates could help buyers understand the property’s actual condition and potential costs.
Financing also deserves attention. Although the listing mentions conventional financing and cash, lender approval will depend on the property’s condition, appraisal, and individual underwriting requirements.
Final Thoughts on This $114,900 Arkansas Property
9120 Herpel Road offers a combination of features that may attract buyers looking for a rural renovation project: a three-bedroom home, approximately 10.9 acres of wooded land, and multiple additional structures.
The acreage and existing buildings provide several possibilities, but the property’s visible renovation needs make a careful assessment essential. The final cost could be considerably higher than the asking price once repairs, cleanup, and ongoing maintenance are taken into account.
For someone comfortable with renovation work and interested in rural land near Mountain View, Arkansas, the property may be worth investigating if it becomes available again. However, buyers should not make a decision based on the acreage or price alone.
The most important steps are to confirm the current listing status, inspect the home and outbuildings, verify the utilities and land boundaries, and obtain realistic estimates for the necessary work.
If you’re interested in learning more about this property, please contact the listing agent through the Zillow link provided below the original property photos.
