107 Short Haven Ln · Fairfield Bay, AR 72088

$128,500

2 bd · 1.5 ba · 1,264 sqft · Other public records · 31 Days on market

Built 1975 8,712 sqft lot $202/mo HOA · 10% 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 +7.5/15.0
• 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

Nice home with huge bedroom and large screened overlooking the master gardeners park in the heart of FFB.

Key facts

• Greers ferry lake
• $202 HOA
• 2 garage spots

Tags

• WOOD BURNING FIREPLACE
• LARGE SCREENED BACK PORCH
• QUIET TREE LINED STREET
• INTERCONNECTING UTV TRAILS
• HIKING BIKING UTV TRAILS
• GREERS FERRY LAKE

Property features AI

Finance

• Financial info: Financing available: VA, FHA, Conventional, Rural Development, or Cash
• HOA & community: Monthly association fee covers water/sewer and garbage (fee applies)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Electric via cooperative; Cable TV available; Fiber internet; Insulated windows and doors
• Home design: Rock and frame exterior; Inside city limits; Irregular lot shape
• Construction: Crawl space foundation; 3-tab shingle roof
• Exterior features: Patio; Screened porch; Guttering; Sloped lot; Resort property amenities nearby (community pool, tennis courts, playground, picnic area, marina, hot tub, golf course, fitness/bike trail)

Interior

• Kitchen: Built-in stove; Electric range; Garbage disposal; Refrigerator stays
• Flooring: Carpet; Laminate; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer and dryer stay; electric dryer connection; Electric water heater; Window treatments; Ceiling fan(s); Walk-in shower; Breakfast bar; Wired for high-speed internet; Formica kitchen counters; Wood-burning site-built fireplace
• 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 other listed at $128k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.7% 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: 264 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $276 of equity ($888 loan paydown + $-612 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,645 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.85%
• DSCR: 1.88
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.87×
• Total profit: $31,396
• Equity at exit: $34,281

10-year hold

• IRR: 23.5%
• Equity multiple: 3.51×
• Total profit: $90,232
• Equity at exit: $38,859

Cash invested: $35,980 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$674
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$54
• HOA: −$202
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $595

Break-even live

Break-even rent $1,246

Max offer price $128,500

Occupancy floor 65%

Sensitivity live

Price	-10% $668	-5% $632	+0% $595	+5% $559	+10% $523
Rent	-10% $437	-5% $516	+0% $595	+5% $674	+10% $753
Rate	-1.0pp $660	-0.5pp $628	base $595	+0.5pp $562	+1.0pp $528

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Set Ct Fairfield Bay, AR	3.0	2.0	1300	$2,000	$1.54	45d	1	0.87mi

HOA detail

• Monthly dues: $202 · $2,424/yr

Listing history 31 events

1. 2026-06-21
   days on market $128,500 Active 31 DOM
2. 2026-06-19
   days on market $128,500 Active 29 DOM
3. 2026-06-18
   days on market $128,500 Active 28 DOM
4. 2026-06-17
   days on market $128,500 Active 27 DOM
5. 2026-06-16
   days on market $128,500 Active 26 DOM
6. 2026-06-15
   days on market $128,500 Active 25 DOM
7. 2026-06-14
   days on market $128,500 Active 23 DOM
8. 2026-06-12
   days on market $128,500 Active 22 DOM
9. 2026-06-09
   days on market $128,500 Active 19 DOM
10. 2026-06-08
    days on market $128,500 Active 18 DOM
11. 2026-06-07
    days on market $128,500 Active 17 DOM
12. 2026-06-07
    days on market $128,500 Active 16 DOM
13. 2026-06-04
    days on market $128,500 Active 13 DOM
14. 2026-06-02
    days on market $128,500 Active 12 DOM
15. 2026-06-01
    days on market $128,500 Active 11 DOM
16. 2026-05-31
    days on market $128,500 Active 10 DOM
17. 2026-05-31
    days on market $128,500 Active 9 DOM
18. 2026-05-21
    listed $128,500 New Listing
19. 2022-06-14
    soldstatus $120,000
20. 2022-06-06
    soldstatus $120,000 105-char remark

    Show marketing remark (105 chars)

    Nice home with huge bedroom and large screened overlooking the master gardeners park in the heart of FFB.

21. 2022-06-01
    listed $120,000 105-char remark

    Show marketing remark (105 chars)

    Nice home with huge bedroom and large screened overlooking the master gardeners park in the heart of FFB.

22. 2021-10-13
    soldstatus $75,000 Sold 519-char remark

    Show marketing remark (519 chars)

    PRICE is attractive! Layout is attractive! Nice furnishings included in this half of a duplex. 2 large BR, 2 baths, Living - Dining combo area with fireplace. Efficiency kitchen. Enjoy the screened porch off living area & MBR. Roof replaced in 2014. 2-car detached garage is right at the door. Walking distance across the street to health club, & shopping, banking, restaurants, park & other fun amenities! Enjoy all that Fairfield Bay has to offer in this convenient location. Take a look today!!

23. 2021-10-11
    soldstatus $75,000
24. 2021-10-04
    status Under Contract 519-char remark

    Show marketing remark (519 chars)

    PRICE is attractive! Layout is attractive! Nice furnishings included in this half of a duplex. 2 large BR, 2 baths, Living - Dining combo area with fireplace. Efficiency kitchen. Enjoy the screened porch off living area & MBR. Roof replaced in 2014. 2-car detached garage is right at the door. Walking distance across the street to health club, & shopping, banking, restaurants, park & other fun amenities! Enjoy all that Fairfield Bay has to offer in this convenient location. Take a look today!!

25. 2021-08-14
    listed $79,900 New Listing 519-char remark

    Show marketing remark (519 chars)

    PRICE is attractive! Layout is attractive! Nice furnishings included in this half of a duplex. 2 large BR, 2 baths, Living - Dining combo area with fireplace. Efficiency kitchen. Enjoy the screened porch off living area & MBR. Roof replaced in 2014. 2-car detached garage is right at the door. Walking distance across the street to health club, & shopping, banking, restaurants, park & other fun amenities! Enjoy all that Fairfield Bay has to offer in this convenient location. Take a look today!!

26. 2018-07-27
    soldstatus $50,100 Sold
27. 2018-07-27
    soldstatus $50,100
28. 2018-07-18
    status Under Contract
29. 2018-06-02
    price $52,000
30. 2018-03-23
    listed $54,500 New Listing
31. 1999-03-22
    soldstatus $36,667

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $663 · $55/mo
• Projected year-2 tax: $822 · $69/mo
• Expected delta: +$159/yr (+$13/mo · 24.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$7,198
• − Property taxes: −$663
• − Insurance: −$642
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,424
• − Depreciation: −$3,738
• Taxable income: $5,494
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $5,825/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

+250.5% since first listed

14 events — show timeline

• 2026-05-21 Listed $128,500 CARMLS
• 2022-06-14 Sold (Public Records) $120,000 Public Records
• 2022-06-06 Sold (MLS) $120,000 CARMLS
• 2022-06-01 Listed $120,000 CARMLS
• 2021-10-13 Sold (MLS) $75,000 CARMLS
• 2021-10-11 Sold (Public Records) $75,000 Public Records
• 2021-10-04 Pending — CARMLS
• 2021-08-14 Listed $79,900 CARMLS
• 2018-07-27 Sold (Public Records) $50,100 Public Records
• 2018-07-27 Sold (MLS) $50,100 CARMLS
• 2018-07-18 Pending — CARMLS
• 2018-06-02 Price Changed $52,000 CARMLS
• 2018-03-23 Listed $54,500 CARMLS
• 1999-03-22 Sold (Public Records) $36,667 Public Records

Property tax history

-0.1%/yr

Latest (2025): $663 · +10.0% YoY. Source: county tax records.