135 Hillview Dr #20 · Fairfield Bay, AR 72088

$97,000

2 bd · 1.5 ba · 1,117 sqft · Condo · 113 Days on market

Built 1975 Good condition $87/sqft · at area comps Est $98k · at est. $358/mo HOA · 30% 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 +8.6/30.0
• ARV discount +8.0/15.0
• 1% rule +7.3/10.0
• Appreciation +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0

Listing remarks MLS

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!!!

Key facts

• $358 HOA
• Pool
• Built 1975

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $97k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (12.4% below list).
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.1% 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: 319 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $209 of equity ($671 loan paydown + $-462 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 113 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $84,937 (12.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.23% ✓
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 6.8

CMA / ARV

• ARV (median comp): $98,033
• List price: $97,000
• Delta: -1.05%
• 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 #19	0.00mi	2/1.5	1,117 (0%)	0mo	$97,000	$87	100
135 Hillview Dr #29	0.00mi	2/1.5	1,117 (0%)	2mo	$77,000	$69	99
135 Hillview Dr #115	0.00mi	2/1.5	1,117 (0%)	2mo	$70,000	$63	98
135 Hillview Dr #101	0.00mi	2/1.5	1,117 (0%)	3mo	$75,000	$67	98
135 Hillview Dr #18	0.00mi	2/1.5	1,373 (+23%)	2mo	$60,000	$44	73
158 Dunn Holw	0.43mi	2/2.0	1,144 (+2%)	1mo	$107,500	$94	73
125 Cliffside Dr #26	0.55mi	2/2.0	1,120 (+0%)	2mo	$175,000	$156	70
134 Richwood Dr #3	0.43mi	1/2.0 (-1)	1,095 (-2%)	2mo	$85,000	$78	68
601 Dave Creek Pkwy #73	0.73mi	2/1.5	1,066 (-5%)	2mo	$62,500	$59	57
171 Pine Knot Rd	0.48mi	2/2.5	1,334 (+19%)	2mo	$155,000	$116	47
232 Snead Dr	1.34mi	2/2.0	1,374 (+23%)	0mo	$159,000	$116	38
601 Dave Creek Pkwy #99	0.73mi	2/2.0	938 (-16%)	2mo	$74,000	$79	37

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: -8.2%
• Equity multiple: 0.63×
• Total profit: $-10,060
• Equity at exit: $25,877

10-year hold

• IRR: -1.6%
• Equity multiple: 0.84×
• Total profit: $-4,283
• Equity at exit: $29,333

Cash invested: $27,160 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $101,000 ($90/sqft)
• Median days on market: 65 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 72088

• Home prices YoY: -0.2%
• Active inventory: 319
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$358
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-83

Break-even live

Break-even rent $1,302

Max offer price $84,937

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-50	+0% $-83	+5% $-117	+10% $-150
Rent	-10% $-178	-5% $-131	+0% $-83	+5% $-36	+10% $11
Rate	-1.0pp $-35	-0.5pp $-59	base $-83	+0.5pp $-108	+1.0pp $-134

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: $24,250
• Closing costs: $2,910
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Ambrose Ln Fairfield Bay, AR	3.0	2.0	1284	$1,000	$0.78	15d	1	0.32mi
104 Chelsea Dr #49 Fairfield Bay, AR	2.0	1.5	938	$950	$1.01	15d	1	0.50mi
106 Set Ct Fairfield Bay, AR	3.0	2.0	1300	$2,000	$1.54	93d	1	0.72mi

Property features AI

Finance

• Other: Community amenities include swimming pools, tennis courts, playgrounds, picnic areas, marina, hot tub, golf course, and fitness/bike trails
• Financial info: Financing options include conventional loan, cash, or in-house financing
• HOA & community: Monthly association fees (includes insurance, water/sewer, building exterior, termite contract, grounds, garbage, private roads, and other services)Additional monthly association fee

Exterior

• Parking: Assigned parking
• Utilities: Public waterCommunity sewerElectric served by cooperativeTankless water heaterHigh-efficiency HVAC (14+ SEER)Programmable thermostatInsulated windows and doorsFiber internet available
• Home design: Metal/vinyl sidingProperty located inside city limitsWooded and cleared lot in a subdivision near river/lake areasLocated in a community with golf course access
• Construction: Slab foundationArchitectural shingle roof
• Exterior features: PatioGutteringSwimming pool (on property or community)Paved road access

Interior

• Kitchen: Free-standing stoveElectric rangeMicrowavePantryRefrigerator stays
• Bedrooms: Bonus room (other room)
• Flooring: CarpetLuxury vinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Washer connection and washer staysDryer connection (electric) and dryer staysElectric water heaterWindow treatmentsWalk-in closetsCeiling fansQuartz kitchen countertopsSheetrock walls and ceilings
• Laundry & utility: Washer and dryer connections (washer and dryer included)Electric water heater

HOA detail $358/mo · $4,296/yr condo

• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   statusdays on market $97,000 Active 113 DOM
2. 2026-08-07
   days on market $97,000 Price Change 112 DOM
3. 2026-08-06
   days on market $97,000 Price Change 111 DOM
4. 2026-08-05
   days on market $97,000 Price Change 110 DOM
5. 2026-08-04
   days on market $97,000 Price Change 109 DOM
6. 2026-08-03
   pricestatusdays on market $97,000 Price Change 108 DOM
7. 2026-07-31
   days on market $99,000 Active 105 DOM
8. 2026-07-30
   days on market $99,000 Active 104 DOM
9. 2026-07-29
   days on market $99,000 Active 103 DOM
10. 2026-07-27
    days on market $99,000 Active 101 DOM
11. 2026-07-25
    days on market $99,000 Active 99 DOM
12. 2026-07-24
    days on market $99,000 Active 98 DOM
13. 2026-07-23
    days on market $99,000 Active 97 DOM
14. 2026-07-22
    days on market $99,000 Active 96 DOM
15. 2026-07-21
    days on market $99,000 Active 95 DOM
16. 2026-07-18
    days on market $99,000 Active 92 DOM
17. 2026-07-16
    days on market $99,000 Active 90 DOM
18. 2026-07-15
    days on market $99,000 Active 89 DOM
19. 2026-07-14
    days on market $99,000 Active 88 DOM
20. 2026-07-13
    days on market $99,000 Active 87 DOM
21. 2026-07-12
    days on market $99,000 Active 86 DOM
22. 2026-07-12
    days on market $99,000 Active 85 DOM
23. 2026-07-11
    days on market $99,000 Active 84 DOM
24. 2026-07-09
    days on market $99,000 Active 83 DOM
25. 2026-07-09
    days on market $99,000 Active 82 DOM
26. 2026-07-07
    days on market $99,000 Active 81 DOM
27. 2026-07-06
    days on market $99,000 Active 80 DOM
28. 2026-07-05
    days on market $99,000 Active 79 DOM
29. 2026-07-04
    days on market $99,000 Active 78 DOM
30. 2026-07-03
    days on market $99,000 Active 77 DOM
31. 2026-07-02
    days on market $99,000 Active 76 DOM
32. 2026-07-01
    days on market $99,000 Active 75 DOM
33. 2026-06-30
    days on market $99,000 Active 74 DOM
34. 2026-06-29
    days on market $99,000 Active 73 DOM
35. 2026-06-28
    days on market $99,000 Active 72 DOM
36. 2026-06-27
    days on market $99,000 Active 71 DOM
37. 2026-06-26
    days on market $99,000 Active 69 DOM
38. 2026-06-22
    days on market $99,000 Active 66 DOM
39. 2026-06-21
    days on market $99,000 Active 65 DOM
40. 2026-06-19
    days on market $99,000 Active 63 DOM
41. 2026-06-18
    days on market $99,000 Active 62 DOM
42. 2026-06-17
    days on market $99,000 Active 61 DOM
43. 2026-06-16
    days on market $99,000 Active 60 DOM
44. 2026-06-15
    statusdays on market $99,000 Active 59 DOM
45. 2026-06-14
    days on market $99,000 Price Change 57 DOM
46. 2026-06-12
    days on market $99,000 Price Change 56 DOM
47. 2026-06-09
    days on market $99,000 Price Change 53 DOM
48. 2026-06-09
    pricestatus $99,000 Price Change 52 DOM
49. 2026-06-08
    days on market $110,000 Active 52 DOM
50. 2026-06-07
    days on market $110,000 Active 51 DOM

ⓘ 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: $14,354
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − HOA: −$4,296
• − Depreciation: −$2,822
• Taxable loss: −$2,434
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $-416/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 ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Shirley Elementary School F AR #419/454 Nat'l #38,100/41,679 High Shirley High School F AR #164/292 Nat'l #11,887/17,239

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

C Composite livability gradescore 62/100

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
• County: Van Buren · 15,459 people
• City population: 2,264
• Population (ZIP): 2,264
• Household income: $54,508
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Community amenities include swimming pools, tennis courts, playgrounds, picnic areas, marina, hot tub, golf course, and fitness/bike trails
• Financial info: Financing options include conventional loan, cash, or in-house financing
• HOA & community: Monthly association fees (includes insurance, water/sewer, building exterior, termite contract, grounds, garbage, private roads, and other services)Additional monthly association fee

Exterior

• Parking: Assigned parking
• Utilities: Public waterCommunity sewerElectric served by cooperativeTankless water heaterHigh-efficiency HVAC (14+ SEER)Programmable thermostatInsulated windows and doorsFiber internet available
• Home design: Metal/vinyl sidingProperty located inside city limitsWooded and cleared lot in a subdivision near river/lake areasLocated in a community with golf course access
• Construction: Slab foundationArchitectural shingle roof
• Exterior features: PatioGutteringSwimming pool (on property or community)Paved road access

Interior

• Kitchen: Free-standing stoveElectric rangeMicrowavePantryRefrigerator stays
• Bedrooms: Bonus room (other room)
• Flooring: CarpetLuxury vinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Central electric heatCentral electric cooling
• Interior features: Washer connection and washer staysDryer connection (electric) and dryer staysElectric water heaterWindow treatmentsWalk-in closetsCeiling fansQuartz kitchen countertopsSheetrock walls and ceilings
• Laundry & utility: Washer and dryer connections (washer and dryer included)Electric water heater

Price history

+88.6% since first listed

18 events — show timeline

• 2026-06-09 Price Changed $99,000 CARMLS
• 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