601 Dave Creek Pkwy #82 · Fairfield Bay, AR 72088

$91,000

2 bd · 1.5 ba · 938 sqft · Townhouse public records · 44 Days on market

Built 1980 4,356 sqft lot $97/sqft · at area comps Est $94k · at est. $345/mo HOA · 20% of rent

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Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• 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

Listing remarks MLS

Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

Key facts

• $345 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Community amenities: swimming pools, tennis courts, playground, picnic area, marina, golf course, fitness/bike trail; Mandatory association fee
• Financial info: Financing available: conventional new loan or cash
• HOA & community: Monthly association fee (includes water/sewer, building exterior, termite contract, grounds, garbage, private roads); Association fees listed (examples shown: $225 monthly; additional listed amount $120)

Exterior

• Parking: Parking pads for 2 cars
• Security: Community security
• Utilities: Public sewer; Public water; Electric service via cooperative
• Home design: Frame exterior with metal/vinyl siding; Inside city limits
• Construction: Architectural shingle roof; Crawl space foundation
• Exterior features: Deck; Guttering; Paved road access; Sloped lot; Partially wooded and cleared with extra landscaping; Resort property in subdivision; River/lake area; Common to golf course; Common to lake

Interior

• Kitchen: Free-standing stove; Microwave; Dishwasher
• Flooring: Laminate
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Washer connection (washer stays); Dryer connection (electric) (dryer stays); Electric water heater; Smoke detectors; Ceiling fans; Breakfast bar; Furnished unit; Decorative non-functional fireplace with electric logs; Sheetrock walls/ceilings
• Laundry & utility: Washer connection (washer stays); Dryer connection (electric) (dryer stays)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $91k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 5.3% in Fairfield Bay — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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+, schools F, amenities 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.
• Market conditions: 259 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 $195 of equity ($629 loan paydown + $-434 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.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask has dropped $8k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $88,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 4.4

CMA / ARV

• ARV (median comp): $94,038
• List price: $91,000
• Delta: -3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Dave Creek Pkwy #99	0.00mi	2/2.0	938 (0%)	1mo	$74,000	$79	97
104 Chelsea Dr #16	0.03mi	2/2.0	938 (0%)	10mo	$100,750	$107	88
104 Chelsea Dr #49	0.22mi	2/1.5	938 (0%)	2mo	$46,000	$49	88
104 Chelsea Dr #32	0.22mi	2/1.5	938 (0%)	2mo	$65,000	$69	88
104 #31 Chelsea Dr #31	0.22mi	2/1.5	938 (0%)	4mo	$58,500	$62	86
104 Chelsea Dr #27	0.22mi	2/1.5	938 (0%)	6mo	$45,000	$48	84
104 Chelsea Dr Apt 43	0.22mi	2/1.5	938 (0%)	12mo	$68,000	$72	79
104 Chelsea Dr #16	0.03mi	2/2.0	938 (0%)	22mo	$95,000	$101	78
104 Chelsea Dr #62	0.22mi	2/1.5	938 (0%)	20mo	$67,000	$71	73
104 Chelsea Dr #2	0.22mi	2/1.5	938 (0%)	22mo	$85,000	$91	72
104 Chelsea Dr #42	0.15mi	2/2.5	1,066 (+14%)	14mo	$99,000	$93	54
135 Hillview Dr #89	0.73mi	2/2.0	1,030 (+10%)	21mo	$135,000	$131	30

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: 17.2%
• Equity multiple: 1.81×
• Total profit: $20,567
• Equity at exit: $24,277

10-year hold

• IRR: 22.3%
• Equity multiple: 3.39×
• Total profit: $60,787
• Equity at exit: $27,519

Cash invested: $25,480 (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: 259
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,365/yr
• Insurance: −$38
• HOA: −$345
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $393

Break-even live

Break-even rent $1,233

Max offer price $91,000

Occupancy floor 72%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $345 · $4,140/yr
• Likely covers: cablepoolgym

Listing history 49 events

1. 2026-06-19
   days on market $91,000 Active 44 DOM
2. 2026-06-18
   days on market $91,000 Active 43 DOM
3. 2026-06-17
   days on market $91,000 Active 42 DOM
4. 2026-06-16
   days on market $91,000 Active 41 DOM
5. 2026-06-15
   days on market $91,000 Active 40 DOM
6. 2026-06-14
   days on market $91,000 Active 38 DOM
7. 2026-06-12
   days on market $91,000 Active 37 DOM
8. 2026-06-09
   days on market $91,000 Active 34 DOM
9. 2026-06-08
   days on market $91,000 Active 33 DOM
10. 2026-06-07
    days on market $91,000 Active 32 DOM
11. 2026-06-07
    days on market $91,000 Active 31 DOM
12. 2026-06-04
    days on market $91,000 Active 28 DOM
13. 2026-06-02
    days on market $91,000 Active 27 DOM
14. 2026-06-01
    days on market $91,000 Active 26 DOM
15. 2026-05-31
    days on market $91,000 Active 25 DOM
16. 2026-05-31
    days on market $91,000 Active 24 DOM
17. 2026-05-14
    price $91,000 1208-char remark
18. 2026-05-07
    price $94,500 1208-char remark
19. 2026-05-06
    listed $99,500 New Listing 1208-char remark
20. 2026-05-01
    historical
21. 2026-01-10
    price $99,500
22. 2025-10-15
    listed $106,800 New Listing
23. 2024-08-29
    status Under Contract

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

24. 2024-08-28
    soldstatus $85,000 Sold

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

25. 2024-07-31
    historical Take Backups

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

26. 2024-06-21
    price $88,000

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

27. 2024-04-25
    price $95,000

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

28. 2024-03-09
    listed $97,000 New Listing

    Show marketing remark (1223 chars)

    Welcome to this FURNISHED charming Chelsea Condo in beautiful Fairfield Bay, Arkansas! Nestled in a serene location, this stunning condominium offers a unique opportunity to experience comfortable living with a touch of luxury. Whether you're searching for a permanent residence or a vacation getaway/rental, this property has it all. As you step into the condo, you'll immediately notice the impeccable attention to detail & the warm ambiance that welcomes you. Step outside onto your private balcony & be greeted by breathtaking views of the surrounding Fairfield Bay area. Imagine sipping your morning coffee or unwinding in the evening while enjoying the serene beauty of nature. It's the perfect spot to rejuvenate & reconnect with your inner peace. Fairfield Bay Residents have access to an array of fantastic amenities. Take a refreshing dip in the community pool on hot summer days or stay active in the fitness center, ensuring you're always at your best. Fairfield Bay is renowned for its natural beauty & outdoor recreational opportunities. Explore the nearby hiking trails, take a boat out on the picturesque lake, or indulge in a round of golf at one of the area's premier golf courses.

29. 2024-03-08
    historical
30. 2023-10-07
    price $97,000
31. 2023-09-08
    listed $100,000 New Listing
32. 2021-03-05
    soldstatus $45,000
33. 2021-03-04
    historical
34. 2021-03-01
    soldstatus $45,000 Sold
35. 2021-02-06
    historical Take Backups
36. 2021-01-08
    price $50,000
37. 2020-11-10
    listed $54,900 New Listing
38. 2020-02-01
    historical
39. 2019-12-09
    status Back on Market
40. 2019-12-07
    historical
41. 2019-11-23
    status Back on Market
42. 2019-11-19
    historical Take Backups
43. 2019-08-21
    price $44,000
44. 2019-06-19
    listed $44,500 New Listing
45. 2019-06-06
    historical
46. 2019-01-25
    listed $45,000 New Listing
47. 2006-09-28
    soldstatus $37,000
48. 2005-10-12
    soldstatus $25,000
49. 1993-04-15
    soldstatus $16,000

ⓘ 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: $20,758
• − Mortgage interest: −$5,097
• − Property taxes: −$1,365
• − Insurance: −$455
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$4,140
• − Depreciation: −$2,647
• Taxable income: $3,732
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,816/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

+468.8% since first listed

33 events — show timeline

• 2026-05-14 Price Changed $91,000 CARMLS
• 2026-05-07 Price Changed $94,500 CARMLS
• 2026-05-06 Listed $99,500 CARMLS
• 2026-05-01 Listing Removed — CARMLS
• 2026-01-10 Price Changed $99,500 CARMLS
• 2025-10-15 Listed $106,800 CARMLS
• 2024-08-29 Pending — CARMLS
• 2024-08-28 Sold (MLS) $85,000 CARMLS
• 2024-07-31 Contingent — CARMLS
• 2024-06-21 Price Changed $88,000 CARMLS
• 2024-04-25 Price Changed $95,000 CARMLS
• 2024-03-09 Listed $97,000 CARMLS
• 2024-03-08 Listing Removed — CARMLS
• 2023-10-07 Price Changed $97,000 CARMLS
• 2023-09-08 Listed $100,000 CARMLS
• 2021-03-05 Sold (Public Records) $45,000 Public Records
• 2021-03-04 Listing Removed — CARMLS
• 2021-03-01 Sold (MLS) $45,000 CARMLS
• 2021-02-06 Contingent — CARMLS
• 2021-01-08 Price Changed $50,000 CARMLS
• 2020-11-10 Listed $54,900 CARMLS
• 2020-02-01 Listing Removed — CARMLS
• 2019-12-09 Relisted — CARMLS
• 2019-12-07 Listing Removed — CARMLS
• 2019-11-23 Relisted — CARMLS
• 2019-11-19 Contingent — CARMLS
• 2019-08-21 Price Changed $44,000 CARMLS
• 2019-06-19 Listed $44,500 CARMLS
• 2019-06-06 Listing Removed — CARMLS
• 2019-01-25 Listed $45,000 CARMLS
• 2006-09-28 Sold (Public Records) $37,000 Public Records
• 2005-10-12 Sold (Public Records) $25,000 Public Records
• 1993-04-15 Sold (Public Records) $16,000 Public Records

Property tax history

-10.4%/yr

Latest (2025): $100 · -66.2% YoY. Source: county tax records.