135 Hillview Unit Dr68 · Fairfield Bay, AR 72088

$98,000

2 bd · 1.5 ba · 1,117 sqft · Townhouse · 110 Days on market

Built 1975 Fair condition 4,791 sqft lot $88/sqft · at area comps Est $95k · at est. $341/mo HOA · 17% 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 +6.1/15.0
• Appreciation +4.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Beautifully updated, FURNISHED town home in the desirable community of Lakewood Hills in picturesque Fairfield Bay, AR. As you enter the unit, you are greeted by gorgeous wood flooring, a fully updated kitchen with quartz counters, new cabinets & fixtures, including an undermounted stainless steel sink, upgraded lighting and an open floor plan. The stylishly decorated unit offers ample storage, a convenient first floor half bath and a spacious deck open to a serene, wooded overlook. As you venture upstairs, you will find a spacious, glamorous bathroom with upgraded cabinets, vanity counter & finishes. There are two nicely appointed, spacious bedrooms with ample closet space and an additional bonus room tucked away behind barnwood doors, which could double for a bedroom or easily converted to an office. The community features a dedicated parking space, with additional parking on the premises as well as a private pool. Fairfield Bay is a hidden, Ozark gem nestled on the banks of the pristine Greers Ferry Lake. Featuring 2 golf courses, three community pools, ATV trails, a full-service marina, pickle ball & tennis courts, bowling alley, a variety of dining options, & more.

Key facts

• Wood flooring
• Spacious deck
• Glamorous bathroom

Tags

• UPDATED KITCHEN
• WOOD FLOORING
• SPACIOUS DECK
• WOODED OVERLOOK
• GLAMOROUS BATHROOM
• UPGRADED CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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+, 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: 263 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 $211 of equity ($678 loan paydown + $-467 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $25k; list at $98k implies a 292% gain — meaningful room to come down on a strong offer.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.04% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.57%
• DSCR: 2.09
• GRM: 4.1

CMA / ARV

• ARV (median comp): $95,027
• List price: $98,000
• Delta: 3.13%
• 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
135 Hillview Dr #101	0.00mi	2/1.5	1,117 (0%)	1mo	$75,000	$67	99
135 Hillview Dr #116	0.00mi	2/1.5	1,117 (0%)	2mo	$98,000	$88	98
135 Hillview Dr #6	0.00mi	2/1.5	1,133 (+1%)	8mo	$98,000	$86	90
135 Hillview #52	0.00mi	2/1.5	1,117 (0%)	14mo	$89,000	$80	88
135 Hillview Dr #82	0.00mi	2/1.5	1,179 (+6%)	10mo	$79,900	$68	82
120 Shorthaven Ln	0.27mi	2/1.5	1,102 (-1%)	13mo	$125,000	$113	74
134 Richwood Dr #3	0.43mi	1/2.0 (-1)	1,095 (-2%)	1mo	$85,000	$78	69
118 Richwood Dr #49	0.32mi	2/2.0	1,218 (+9%)	2mo	$80,000	$66	66
125 Chelsea Dr #33	0.72mi	2/2.0	1,156 (+4%)	10mo	$185,000	$160	50
104 Chelsea Dr #42	0.58mi	2/2.5	1,066 (-5%)	14mo	$99,000	$93	49
134 Richwood Dr #12	0.43mi	2/2.0	1,272 (+14%)	13mo	$132,500	$104	44
134 Richwood Dr #11	0.43mi	1/2.0 (-1)	970 (-13%)	18mo	$89,500	$92	36

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: 23.8%
• Equity multiple: 2.13×
• Total profit: $30,977
• Equity at exit: $26,144

10-year hold

• IRR: 28.5%
• Equity multiple: 4.08×
• Total profit: $84,472
• Equity at exit: $29,636

Cash invested: $27,440 (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: 263
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$341
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $562

Break-even live

Break-even rent $1,289

Max offer price $98,000

Occupancy floor 67%

Sensitivity live

Price	-10% $629	-5% $596	+0% $562	+5% $528	+10% $494
Rent	-10% $404	-5% $483	+0% $562	+5% $641	+10% $720
Rate	-1.0pp $611	-0.5pp $587	base $562	+0.5pp $536	+1.0pp $511

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: $24,500
• Closing costs: $2,940
• 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	46d	1	0.72mi

HOA detail

• Monthly dues: $341 · $4,092/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-22
   days on market $98,000 Active 110 DOM
2. 2026-06-21
   days on market $98,000 Active 109 DOM
3. 2026-06-19
   days on market $98,000 Active 107 DOM
4. 2026-06-18
   days on market $98,000 Active 106 DOM
5. 2026-06-17
   days on market $98,000 Active 105 DOM
6. 2026-06-16
   days on market $98,000 Active 104 DOM
7. 2026-06-15
   days on market $98,000 Active 103 DOM
8. 2026-06-14
   days on market $98,000 Active 101 DOM
9. 2026-06-12
   days on market $98,000 Active 100 DOM
10. 2026-06-09
    days on market $98,000 Active 97 DOM
11. 2026-06-08
    days on market $98,000 Active 96 DOM
12. 2026-06-07
    days on market $98,000 Active 95 DOM
13. 2026-06-07
    days on market $98,000 Active 94 DOM
14. 2026-06-04
    days on market $98,000 Active 91 DOM
15. 2026-06-02
    days on market $98,000 Active 90 DOM
16. 2026-06-01
    days on market $98,000 Active 89 DOM
17. 2026-05-31
    days on market $98,000 Active 88 DOM
18. 2026-05-31
    days on market $98,000 Active 87 DOM
19. 2026-03-03
    listed $103,000 New Listing 1211-char remark

    Show marketing remark (1211 chars)

    Beautifully updated, FURNISHED town home in the desirable community of Lakewood Hills in picturesque Fairfield Bay, AR. As you enter the unit, you are greeted by gorgeous wood flooring, a fully updated kitchen with quartz counters, new cabinets & fixtures, including an undermounted stainless steel sink, upgraded lighting and an open floor plan. The stylishly decorated unit offers ample storage, a convenient first floor half bath and a spacious deck open to a serene, wooded overlook. As you venture upstairs, you will find a spacious, glamorous bathroom with upgraded cabinets, vanity counter & finishes. There are two nicely appointed, spacious bedrooms with ample closet space and an additional bonus room tucked away behind barnwood doors, which could double for a bedroom or easily converted to an office. The community features a dedicated parking space, with additional parking on the premises as well as a private pool. Fairfield Bay is a hidden, Ozark gem nestled on the banks of the pristine Greers Ferry Lake. Featuring 2 golf courses, three community pools, ATV trails, a full-service marina, pickle ball & tennis courts, bowling alley, a variety of dining options, & more.

20. 2017-01-12
    status Under Contract 372-char remark

    Show marketing remark (372 chars)

    If you are looking for a condo that is furnished and ready to use this is a good one. Comes furnished. The pool is across the parking lot and in front of this unit. Only just a few steps to swimming. The deck looks out onto the woods behind. A great location in this complex. With just a few improvements this could be a great lake get-a-way. The A/C is about 5 years old.

21. 2017-01-12
    soldstatus $25,000 Sold 372-char remark

    Show marketing remark (372 chars)

    If you are looking for a condo that is furnished and ready to use this is a good one. Comes furnished. The pool is across the parking lot and in front of this unit. Only just a few steps to swimming. The deck looks out onto the woods behind. A great location in this complex. With just a few improvements this could be a great lake get-a-way. The A/C is about 5 years old.

22. 2016-07-29
    listed $28,000 New Listing 372-char remark

    Show marketing remark (372 chars)

    If you are looking for a condo that is furnished and ready to use this is a good one. Comes furnished. The pool is across the parking lot and in front of this unit. Only just a few steps to swimming. The deck looks out onto the woods behind. A great location in this complex. With just a few improvements this could be a great lake get-a-way. The A/C is about 5 years old.

ⓘ 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: $24,000
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$4,092
• − Depreciation: −$2,851
• Taxable income: $5,768
• Est. tax owed @ 24.0%: −$1,384
• After-tax cash flow: $5,357/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property requires significant exterior repairs and landscaping improvements to increase its value. Interior updates are minimal and the home is currently move-in ready.

Repairs flagged

• Major Exterior siding — Significant damage and debris suggest major repairs are needed.
• Major Landscaping — Debris and construction materials indicate landscaping needs attention.
• Major Exterior entrance — Debris and construction materials suggest major repairs are needed at the entrance.

Value-add opportunities

• Resale Exterior siding repair — Repairing the siding will improve the home's curb appeal and overall appearance.
• Rental Landscaping improvement — A well-maintained landscape can attract more renters and increase rental value.
• Both Exterior entrance repair — Repairing the entrance will improve the home's appearance and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and debris suggest major repairs are needed.	Major	$15,000–50,000
Landscaping · Debris and construction materials indicate landscaping needs attention.	Major	$15,000–50,000
Exterior entrance · Debris and construction materials suggest major repairs are needed at the entrance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Exterior siding repair — Repairing the siding will improve the home's curb appeal and overall appearance. ↑
• Rental Landscaping improvement — A well-maintained landscape can attract more renters and increase rental value. ↑
• Both Exterior entrance repair — Repairing the entrance will improve the home's appearance and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+267.9% since first listed

4 events — show timeline

• 2026-03-03 Listed $103,000 CARMLS
• 2017-01-12 Pending — CARMLS
• 2017-01-12 Sold (MLS) $25,000 CARMLS
• 2016-07-29 Listed $28,000 CARMLS