125 Cliffside Dr #26 · Fairfield Bay, AR 72088

$189,900

2 bd · 2.0 ba · 1,120 sqft · Condo · 35 Days on market

Built 1985 $218/mo HOA · 11% 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).

• Cash flow +14.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +4.8/10.0
• DSCR +4.5/10.0
• 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

BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

Key facts

• Lakeview
• Pool side
• Unique layout

Tags

• LAKEVIEW
• POOL SIDE
• UNIQUE LAYOUT
• MOUNTAINS VIEW

Property features AI

Finance

• Other: Located in Van Buren County, Fairfield Bay (Cliffside Lodge); Property on Greers Ferry Lake
• Financial info: Potential financing: conventional loan or cash
• HOA & community: Monthly association fee covers water/sewer, building exterior, termite contract, grounds, garbage, and private roads; Association fee amount $218 per month; Community amenities include swimming pools, tennis courts, playground, picnic area, marina, golf course, and fitness/bike trails; mandatory fee

Exterior

• Parking: Parking pads for 2 cars
• Utilities: Public water; Public sewer; Electric via cooperative; Fiber internet; Insulated windows and doors
• Home design: Condominium (Cliffside Lodge); Inside city limits; Facing information not provided
• Construction: Metal/vinyl siding; Architectural shingle roof; Crawl space foundation; Built-in tankless water heater
• Exterior features: Patio; Level lot; Resort property setting; River/lake area; Mountain view; Lake view; Common to golf course; Common to lake

Interior

• Kitchen: Free-standing stove; Dishwasher
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric cooling
• Interior features: Washer connection; Dryer connection (electric); Ceiling fans; Breakfast bar; Quartz kitchen countertops; Electric log fireplace; Sheetrock walls and ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $50 ($596/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.3% in Fairfield Bay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $408 of equity ($1k loan paydown + $-905 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 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $66k; list at $190k implies a 188% gain — meaningful room to come down on a strong offer.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $26,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Hillview Dr	0.50mi	2/1.5	1,033 (-8%)	18mo	$25,000	$24	47

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: -2.7%
• Equity multiple: 0.88×
• Total profit: $-6,441
• Equity at exit: $50,661

10-year hold

• IRR: 3.6%
• Equity multiple: 1.36×
• Total profit: $19,386
• Equity at exit: $57,427

Cash invested: $53,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$218
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $50

Break-even live

Break-even rent $1,937

Max offer price $189,900

Occupancy floor 93%

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: $47,475
• Closing costs: $5,697
• 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	44d	1	0.35mi

HOA detail condo

• Monthly dues: $218 · $2,616/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-21
   status Under Contract
2. 2026-04-17
   historical Take Backups
3. 2026-04-16
   listed $189,900 New Listing
4. 2020-07-09
   soldstatus $65,900 Sold 521-char remark

   Show marketing remark (521 chars)

   BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

5. 2020-06-19
   status Under Contract 521-char remark

   Show marketing remark (521 chars)

   BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

6. 2020-06-16
   status Back on Market 521-char remark

   Show marketing remark (521 chars)

   BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

7. 2020-06-15
   status Under Contract 521-char remark

   Show marketing remark (521 chars)

   BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

8. 2020-06-12
   listed $65,900 New Listing 521-char remark

   Show marketing remark (521 chars)

   BEAUTIFULLY FURNISHED CONDO, & ready to move in. This UPDATED unit has 2 very large BRs, Greatroom, 2 Ba, rear deck. Kitchen has lots of space. Living-Dining combo has lots of natural light. A wall of glass windows & door. New blinds. Quality furnishings (with a few exclusions). Central H/A plus wall unit in guest BR. Come see how nice this condo is. Partial seasonal view. Just steps to Cool Pool, Cool Pool Cafe, tennis center, & easy walk to restaurants, park, etc. Also used as a nitely rental. AR

9. 2018-02-22
   soldstatus $61,000 Sold 366-char remark

   Show marketing remark (366 chars)

   This unit has been updated and freshened up, has 2 very large BRs, Greatroom, 2 Ba, great deck on rear & an entry deck. The open kitchen is has nice appliances. Living-Dining combo . All with nice furniture, which is included. A wall of glass windows & doors provide nice views. Located just step to Bay View Pool & Cool Pool Cafe, tennis center.

10. 2018-01-30
    historical 366-char remark

    Show marketing remark (366 chars)

    This unit has been updated and freshened up, has 2 very large BRs, Greatroom, 2 Ba, great deck on rear & an entry deck. The open kitchen is has nice appliances. Living-Dining combo . All with nice furniture, which is included. A wall of glass windows & doors provide nice views. Located just step to Bay View Pool & Cool Pool Cafe, tennis center.

11. 2017-12-22
    listed $64,500 366-char remark

    Show marketing remark (366 chars)

    This unit has been updated and freshened up, has 2 very large BRs, Greatroom, 2 Ba, great deck on rear & an entry deck. The open kitchen is has nice appliances. Living-Dining combo . All with nice furniture, which is included. A wall of glass windows & doors provide nice views. Located just step to Bay View Pool & Cool Pool Cafe, tennis center.

12. 2015-01-16
    soldstatus $46,000
13. 2015-01-02
    listed $46,000
14. 2015-01-02
    historical

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 5 d/yr ≥108°F today · 12 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,616
• − Depreciation: −$5,524
• Taxable loss: −$2,416
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,175/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

+312.8% since first listed

14 events — show timeline

• 2026-05-21 Pending — CARMLS
• 2026-04-17 Contingent — CARMLS
• 2026-04-16 Listed $189,900 CARMLS
• 2020-07-09 Sold (MLS) $65,900 CARMLS
• 2020-06-19 Pending — CARMLS
• 2020-06-16 Relisted — CARMLS
• 2020-06-15 Pending — CARMLS
• 2020-06-12 Listed $65,900 CARMLS
• 2018-02-22 Sold (MLS) $61,000 CARMLS
• 2018-01-30 Listing Removed — CARMLS
• 2017-12-22 Listed $64,500 CARMLS
• 2015-01-16 Sold (MLS) $46,000 CARMLS
• 2015-01-02 Listing Removed — CARMLS
• 2015-01-02 Listed $46,000 CARMLS