135 Hillview Dr #20 · Fairfield Bay, AR 72088

$99,000

2 bd · 1.5 ba · 1,117 sqft · Townhouse · 63 Days on market

Built 1975 Good condition $89/sqft · at area comps Est $95k · at est. $358/mo HOA · 18% 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 +5.5/15.0
• Appreciation +4.8/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated and FULLY FURNISHED Lakewood Hills condo in Fairfield Bay! This move-in ready unit features new heat and air, granite countertops, and updated appliances, offering both comfort and style. Recent upgrades include a new couch, adjustable bed frame and mattress, and an energy-efficient tankless water heater. Step outside to enjoy a peaceful back patio with a cozy fire pit, creating the perfect space to relax or entertain while taking in the serene surroundings. Conveniently located near all the amenities Fairfield Bay has to offer, you’ll have easy access to Greers Ferry Lake—one of the most pristine lakes in the United States. Enjoy two 18-hole golf courses, ATV/UTV trails, hiking and biking paths, bowling, and three community pools. Lakewood Hills also features a private pool for owners and guests. Whether you’re looking for a full-time residence, vacation getaway, or income-producing rental, this property is a fantastic opportunity!

Key facts

• $358 HOA
• Pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 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 $212 of equity ($684 loan paydown + $-472 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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 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: 2.02% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 4.1

CMA / ARV

• ARV (median comp): $94,811
• List price: $99,000
• Delta: 4.42%
• 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%)	12mo	$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: 22.4%
• Equity multiple: 2.06×
• Total profit: $29,413
• Equity at exit: $26,411

10-year hold

• IRR: 27.2%
• Equity multiple: 3.93×
• Total profit: $81,298
• Equity at exit: $29,938

Cash invested: $27,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$358
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $538

Break-even live

Break-even rent $1,319

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• 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	0.72mi

HOA detail

• Monthly dues: $358 · $4,296/yr
• Likely covers: waterpool

Listing history 34 events

1. 2026-06-19
   days on market $99,000 Active 63 DOM
2. 2026-06-18
   days on market $99,000 Active 62 DOM
3. 2026-06-17
   days on market $99,000 Active 61 DOM
4. 2026-06-16
   days on market $99,000 Active 60 DOM
5. 2026-06-15
   statusdays on market $99,000 Active 59 DOM
6. 2026-06-14
   days on market $99,000 Price Change 57 DOM
7. 2026-06-12
   days on market $99,000 Price Change 56 DOM
8. 2026-06-09
   days on market $99,000 Price Change 53 DOM
9. 2026-06-09
   pricestatus $99,000 Price Change 52 DOM
10. 2026-06-08
    days on market $110,000 Active 52 DOM
11. 2026-06-07
    days on market $110,000 Active 51 DOM
12. 2026-06-07
    days on market $110,000 Active 50 DOM
13. 2026-06-04
    days on market $110,000 Active 47 DOM
14. 2026-06-02
    days on market $110,000 Active 46 DOM
15. 2026-06-01
    days on market $110,000 Active 45 DOM
16. 2026-05-31
    days on market $110,000 Active 44 DOM
17. 2026-05-31
    days on market $110,000 Active 43 DOM
18. 2026-04-17
    listed $110,000 New Listing 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully updated and FULLY FURNISHED Lakewood Hills condo in Fairfield Bay! This move-in ready unit features new heat and air, granite countertops, and updated appliances, offering both comfort and style. Recent upgrades include a new couch, adjustable bed frame and mattress, and an energy-efficient tankless water heater. Step outside to enjoy a peaceful back patio with a cozy fire pit, creating the perfect space to relax or entertain while taking in the serene surroundings. Conveniently located near all the amenities Fairfield Bay has to offer, you’ll have easy access to Greers Ferry Lake—one of the most pristine lakes in the United States. Enjoy two 18-hole golf courses, ATV/UTV trails, hiking and biking paths, bowling, and three community pools. Lakewood Hills also features a private pool for owners and guests. Whether you’re looking for a full-time residence, vacation getaway, or income-producing rental, this property is a fantastic opportunity!

19. 2024-10-25
    soldstatus $82,000 Sold 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

20. 2024-09-30
    status Under Contract 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

21. 2024-08-22
    price $84,900 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

22. 2024-07-16
    price $89,900 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

23. 2024-05-30
    price $95,900 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

24. 2024-04-04
    listed $97,900 New Listing 889-char remark

    Show marketing remark (889 chars)

    ONE OF THE BEST PRICES FOR A LAKEWOOD CONDO IN FAIRFIELD BAY!! COME SEE THIS DARLING CONDO WITH LAKE THEME, BRIGHT FUN COLORS AND FURNISHINGS. It's updated and turnkey to start enjoying right away!! 2BR, 1.5 baths, & open kitchen/dining/living area. TV cabinet has an electric fireplace. Nice kitchen appliances and all kitchenware included. One BR has a King bed, and second BR has bunk Q beds. Full bath is updated, as is the lower half bath. Flooring is tile and carpet. Rear patio offers easy entertaining, and it looks out toward a wooded area. Quick walk over to the private pool. Just a great condo for your residence, or to use as a relaxing getaway, or even for rental potential!! Come look today before it's gone! Call for details about the condo association dues, and the Fairfield Bay Resort dues and service fees. You'll love it! Bring a suitcase and toothbrush!!!

25. 2024-04-01
    historical
26. 2023-11-17
    price $99,900
27. 2023-10-28
    price $105,600
28. 2023-09-27
    listed $108,000 New Listing
29. 2021-03-27
    historical
30. 2021-03-26
    soldstatus $45,000 Sold
31. 2021-02-06
    historical Take Backups
32. 2021-01-28
    price $48,700
33. 2021-01-19
    price $49,900
34. 2021-01-15
    listed $52,500 New Listing

ⓘ 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: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$4,296
• − Depreciation: −$2,880
• Taxable income: $5,458
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,144/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

Good 75/100 None rehab

This fully furnished and updated Lakewood Hills condo is move-in ready with recent upgrades and a peaceful back patio. It offers a good condition score and is ready for a new owner.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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

+109.5% since first listed

17 events — show timeline

• 2026-04-17 Listed $110,000 CARMLS
• 2024-10-25 Sold (MLS) $82,000 CARMLS
• 2024-09-30 Pending — CARMLS
• 2024-08-22 Price Changed $84,900 CARMLS
• 2024-07-16 Price Changed $89,900 CARMLS
• 2024-05-30 Price Changed $95,900 CARMLS
• 2024-04-04 Listed $97,900 CARMLS
• 2024-04-01 Listing Removed — CARMLS
• 2023-11-17 Price Changed $99,900 CARMLS
• 2023-10-28 Price Changed $105,600 CARMLS
• 2023-09-27 Listed $108,000 CARMLS
• 2021-03-27 Listing Removed — CARMLS
• 2021-03-26 Sold (MLS) $45,000 CARMLS
• 2021-02-06 Contingent — CARMLS
• 2021-01-28 Price Changed $48,700 CARMLS
• 2021-01-19 Price Changed $49,900 CARMLS
• 2021-01-15 Listed $52,500 CARMLS