• 6 Rental Units - All In Good Condition
• 7 Acres, Room For RV & Boat Storage
• Covered Lighted Dock With Swim Deck
• Beautiful Views Of Hills And Some Lake View
• 2,200 Sqft. Owner's Home - 2 or 3 Bedrooms, 2.75 Baths
• Rental Ski Boat, 2 Rental Fishing Boats
• Satellite TV In All Units & Owner's Home

1. Phone Me with questions. I'll discuss financials and other topics with you in detail. Pre-qualification is necessary only if you decide to come for a showing.

2. Pre-Qualification is planning how to finance a resort purchase - commercial loan, cash, or a 1031. I'll discuss these options with you when you call. Pre-qual is necessary prior to showings.

3. Showing By Appointment is the only way I can guarantee you that I'll be available when you come to town. I am rarely available on "spur of the moment". Please phone me for showing appointments before you come to town!

What is a Mini Resort?
An article describing the difference between small resorts and a mini resort like this listing.

Ideal Mini Resort
A couple with full time jobs currently operate this property. During the three month high season only one works full time, the other runs the resort. They enjoy a roomy house, a beautiful panoramic Ozark upland view, and the lake from their own dock with swim deck. While the location is remote and quiet, it's only 25 minutes to town.

If new owners maintain the current level of annual sales, and make a 30 percent down payment on the purchase, cash flow will be high enough to pay the mortgage payments and operational expenses. New owners can live "free" on the property, thereby preserving their nest egg, or being able to save employment income.

Work Load
With six units and about two acres of mowing, the work load here is small enough that two people can operate successfully without having to hire help.

Location
A small well organized rural community is 1.5 miles away. A store with gas pumps, a post office, a restaurant, a marina, fire station, community center, six other resorts, and a few hundred private homes comprise the area. Tourists come here because they like the uncrowded and scenic setting, but can still get the basic services needed for an active outdoor getaway. About 15 minutes away is another restaurant and gas station. The city of Mountain Home, Arkansas is 25 minutes away. The resort is in the Mountain Home school district with school buses coming to the neighborhood.

Owner's Home
The 2,200 square foot owner's home has 3 bedrooms, 2.75 baths, a large family room, living room, dining room, satellite TV, and utility room in the basement. The home is ideal for a working family because of the amount of room and the floor plan.

Currently the family room, a bedroom, and a bathroom are used as rental unit six. However it is very easy to convert this unit back to being part of the owner's home. Doing so would make it a 3 bedroom 2 full bathroom home.

The Land
The 7 acres contains about 4.5 acres of flat ridgetop area, the balance is gently sloped. About 2.5 acres of the land is currently in use.The property runs along a dirt county-maintained road for some 775 feet. Along the road, access to the property is flat. About 2.5 acres is mowed yard area. Full purchase price includes several pieces of yard mowing and trimming equipment.

The View
Bull Shoals Lake is 1/2 mile away at about 650 feet above sea level, the resort is at about 800 feet above sea level. It is this elevation that gives a beautiful panoramic view of the Ozark Uplands from the resort. Guests enjoy the large deck overlooking this view.

Soil & Terrain
The ridge top area has approximately 18 to 25 inches of top soil over level-bedded dolomite or limestone bedrock. The USDA Soil Conservation Service identifies the area's top soil as Arkana-Moko complex, which is a mixture of clays and silt loams with high amounts of chert (flint).

This soil complex has slow permeability and a shallowness to bedrock that results in poor septic absorption rates. Large stones and rock outcrops are frequent. Yet the property has no septic problems because there are several pockets of deeper top soil.

Trees
Both hardwoods and evergreens grow on the property. Making a major contribution to the peacefulness of this setting are several tall shortleaf pine trees. Even a light breeze starts a soothing wind song in their boughs. Mature red aromatic cedar trees are the other evergreen growing on the property. These cedars have considerable timber harvest value.

Stands of oak-hickory mix grow in several spots. Flowering redbud and dogwoods bloom in the spring. Wildflowers are common throughout the cedar glades.

Expansion Potential
There is considerable physical room on the 7 acres for more buildings, RV spots, boat storage and RV storage sheds, or rental units. However an engineer's report is necessary to ascertain whether the soil is fit for proper septic system installations for additional units. An engineer's site study is also recommended for water line, electrical line, and road or driveway installations for proposed RV spots or cabins. Installing boat and RV storage sheds would not require a site survey.

Bull Shoals Lake
A little under a mile down the county road is the resort's 3 stall wooden dock and boat launch. This part of Bull Shoals Lake is secluded, peaceful, and uncrowded. It is these conditions that most attract guests to this resort. Because the surrounding uplands restrict winds the lake surface remains smooth most of the time. Water skiing in the area is some of the best on the lake. Fishing in this area is also good. Largemouth bass, smallmouth bass, walleye, crappie, and catfish are the primary sportfish species.

Buildings
In addition to the owner's home there are two duplex units housing units one through four, a year 2000 mobile home used as unit five, a wooden shop building, a wooden well house with storage, a small metal storage building, a game room building, and a playhouse currently used for storage. Four of the five resort lodging units are one room efficiency style units. The fifth unit is a newer 2 bedroom 1 bath mobile home. The owner's home and unit exteriors were painted in 2006.

Utilities
A private well provides water for all units and the owner's home. Three 3 septic systems on the property handle sewage: one for the resort units, one for the owner's home, and one for the mobile home. Television reception is satellite TV for the owner's home and all cabins.  A 500 gallon propane tank supplies the owner's home and 4 units with propane, and a 150 gallon propane tank supplies the mobile home. The 500 gallon propane tank belongs to the resort, and the 150 gallon tank belongs to Ozark County LP Gas Company. The mobile home has it's own electric meter, and the house and cabins share a second meter. Trash is picked up once a week from the on site dumpster.

Lodging Units
Five of the six lodging units are in two duplex buildings and one mobile home. Units 1 and 2 are in one duplex, units 3 and 4 are in the second duplex, and unit 5 is the mobile. Unit 6 is actually part of the owner's home. The current owners elected to use the large living room, a bedroom, a screened porch, and a bathroom to create unit 6. All that is needed to convert unit 6 back to living quarters is to remove a small wall section between the owner's dining room and unit 6.

All units have been well maintained, and are very clean. Exteriors were painted in 2006. All units are full housekeeping units having refrigerators, propane ranges, microwaves, toasters, coffee makers, cookware, silverware, tableware, towels, linens, color TVs with remotes, VCR and DVD players, and BBQ grills. Refrigerators and ac units are all in good working condition. All bathrooms were remodeled in 1998.

All carpeting, linoleum, towels, linens, bedspreads, dishes, cookware, silverware, televisions, refrigerators, ranges, and furniture are in good condition in all units.