601 Woodlawn Dr #8 · Fairfield Bay, AR 72088

$169,900

2 bd · 2.0 ba · 1,300 sqft · Townhouse · 95 Days on market

Built 1986 $131/sqft · at area comps Est $176k · at est. $454/mo HOA · 25% of rent

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Why this score? — see what drove the D 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).

• ARV discount +9.1/15.0
• Cash flow +7.9/30.0
• 1% rule +5.8/10.0
• Appreciation +4.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

This two-bedroom, two-bathroom condominium, partially furnished, is located in the esteemed Country Club Ridge community of Fairfield Bay. It presents an ideal opportunity for use as either a vacation retreat or a permanent residence. The property boasts an open floor plan and a screened sunroom offering views of the golf course—an inviting space to enjoy morning coffee or unwind in the evening. Each spacious bedroom includes an en suite bathroom, providing privacy and convenience. Additional features include a large walk-in storage area accessible via exterior stairs at the rear, as well as an outdoor space furnished with a table and chairs, which could be made suitable for relaxation and appreciating the surroundings. The unit is conveniently situated only minutes from Greers Ferry Lake, Fairfield Bay Marina, the city center, hotel, conference center, and is positioned many amenities, including bowling, miniature golf, three swimming pools, hiking and biking trails, restaurants, and more, enhancing the overall living experience within Fairfield Bay. AGENTS SEE SHOWING INFO

Key facts

• Screened sunroom
• $454 HOA
• Garage

Tags

• SCREENED SUNROOM
• VIEWS OF THE GOLF COURSE
• LARGE WALK-IN STORAGE AREA
• OUTDOOR SPACE FURNISHED
• MINUTES FROM GREERS FERRY LAKE
• DIRECTLY ON THE NINTH HOLE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.6% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $143k (15.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#220 in AR) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D+, amenities F, commute F.
• Shirley School District (rural): math 44% / reading 42% proficiency, ranked #132 of 245 in AR (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Shirley Elementary School (math 12% / reading 12%, grade F, #419 of 454 statewide, top 93%, 180 students, 100% FRL); Shirley High School (math 22% / reading 32%, grade F, #164 of 292 statewide, top 61%, 139 students, 100% FRL) — zoned schools average 100% FRL vs 73% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 43% district-wide (-24 pts) — the specific schools serving this property underperform the Shirley School District average; the district grade overstates school quality for this exact location.
• Market conditions: 264 active listings in the ZIP; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $366 of equity ($1k loan paydown + $-809 appreciation (-0.5% local appreciation)).
• Van Buren County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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.
• Current owner paid $68k; list at $170k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $143,435 (15.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 7.7

CMA / ARV

• ARV (median comp): $176,363
• List price: $169,900
• Delta: -3.66%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Woodlawn Dr #27	0.01mi	2/2.0	1,300 (0%)	7mo	$140,000	$108	94
601 Woodlawn Dr #26	0.01mi	2/2.0	1,300 (0%)	9mo	$128,875	$99	92
601 Woodlawn Dr #19	0.01mi	2/2.0	1,300 (0%)	21mo	$172,500	$133	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.58×
• Total profit: $-20,080
• Equity at exit: $45,325

10-year hold

• IRR: -2.8%
• Equity multiple: 0.72×
• Total profit: $-13,116
• Equity at exit: $51,379

Cash invested: $47,572 (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 72088

• Home prices YoY: -0.2%
• Active inventory: 264
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$454
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-183

Break-even live

Break-even rent $2,061

Max offer price $143,435

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-124	+0% $-183	+5% $-242	+10% $-300
Rent	-10% $-327	-5% $-255	+0% $-183	+5% $-111	+10% $-38
Rate	-1.0pp $-97	-0.5pp $-140	base $-183	+0.5pp $-227	+1.0pp $-272

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $454 · $5,448/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $169,900 Active 95 DOM
2. 2026-06-19
   days on market $169,900 Active 93 DOM
3. 2026-06-18
   days on market $169,900 Active 92 DOM
4. 2026-06-17
   days on market $169,900 Active 91 DOM
5. 2026-06-16
   days on market $169,900 Active 90 DOM
6. 2026-06-15
   days on market $169,900 Active 89 DOM
7. 2026-06-14
   days on market $169,900 Active 87 DOM
8. 2026-06-12
   statusdays on market $169,900 Active 86 DOM
9. 2026-06-09
   days on market $169,900 Price Change 83 DOM
10. 2026-06-08
    days on market $169,900 Price Change 82 DOM
11. 2026-06-07
    days on market $169,900 Price Change 81 DOM
12. 2026-06-07
    days on market $169,900 Price Change 80 DOM
13. 2026-06-04
    pricestatusdays on market $169,900 Price Change 77 DOM
14. 2026-06-02
    days on market $175,000 Active 76 DOM
15. 2026-06-01
    days on market $175,000 Active 75 DOM
16. 2026-05-31
    days on market $175,000 Active 74 DOM
17. 2026-05-31
    days on market $175,000 Active 73 DOM
18. 2026-03-16
    listed $175,000 New Listing 1098-char remark

    Show marketing remark (1098 chars)

    This two-bedroom, two-bathroom condominium, partially furnished, is located in the esteemed Country Club Ridge community of Fairfield Bay. It presents an ideal opportunity for use as either a vacation retreat or a permanent residence. The property boasts an open floor plan and a screened sunroom offering views of the golf course—an inviting space to enjoy morning coffee or unwind in the evening. Each spacious bedroom includes an en suite bathroom, providing privacy and convenience. Additional features include a large walk-in storage area accessible via exterior stairs at the rear, as well as an outdoor space furnished with a table and chairs, which could be made suitable for relaxation and appreciating the surroundings. The unit is conveniently situated only minutes from Greers Ferry Lake, Fairfield Bay Marina, the city center, hotel, conference center, and is positioned many amenities, including bowling, miniature golf, three swimming pools, hiking and biking trails, restaurants, and more, enhancing the overall living experience within Fairfield Bay. AGENTS SEE SHOWING INFO

19. 2026-03-07
    historical
20. 2026-01-08
    status Back on Market
21. 2025-12-31
    historical
22. 2025-03-26
    listed $179,000 New Listing
23. 2013-03-13
    soldstatus $67,500
24. 2013-01-23
    historical
25. 2010-04-01
    listed $67,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,953
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$5,448
• − Depreciation: −$4,943
• Taxable loss: −$4,865
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-1,027/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.

Schools (NCES district)

• District: Shirley School District
• NCES district ID: 0512420
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $36,296
• Composite: 37.98/100
• National rank: #8669
• State rank: #132 of 245 in AR

Livability — Fairfield Bay

• Score: 62/100
• State rank: #220
• US rank: #16778

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D+ Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield Bay, AR
• City population: 2,264
• Population (ZIP): 2,264

Population outlook (Van Buren County) Hauer SSP2

• Today (2025): 15,459 people
• By 2030: 14,645 · -5.3%
• By 2040: 12,918 · -16.4%
• By 2050: 11,263 · -27.1%
• By 2075: 7,870 · -49.1%
• By 2100: 4,918 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 9% Iranian 2% Romanian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 94% English-only · Other Asian/Pacific 4% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Van Buren

• 2024 margin: Solid R (+60.2) · D 18.9% · R 79.0% · Other 2.1%
• 2008→2024 swing: -28.5pp toward R · 2008: -31.7pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.9 2016: R+53.9 2012: R+39.5 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.48%
• Current HPI: 238.2694
• 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

+159.3% since first listed

8 events — show timeline

• 2026-03-16 Listed $175,000 CARMLS
• 2026-03-07 Listing Removed — CARMLS
• 2026-01-08 Relisted — CARMLS
• 2025-12-31 Listing Removed — CARMLS
• 2025-03-26 Listed $179,000 CARMLS
• 2013-03-13 Sold (MLS) $67,500 CARMLS
• 2013-01-23 Listing Removed — CARMLS
• 2010-04-01 Listed $67,500 CARMLS