132 Blase Line Rd · Fairfield Bay, AR 72088

$169,500

2 bd · 2.0 ba · 1,448 sqft · SingleFamily public records · 179 Days on market

Built 1983 0.25 ac lot $117/sqft · 31% above area Est $139k · 22% over $202/mo HOA · 10% 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 +20.0/30.0
• 1% rule +6.8/10.0
• DSCR +6.3/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

Key facts

• One car garage
• Dedicated safe room
• Back deck

Tags

• WOOD BURNING FIREPLACE
• BREAKFAST BAR
• BRIGHT SUNROOM
• BACK DECK
• ONE CAR GARAGE
• DEDICATED SAFE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 $365 of equity ($1k loan paydown + $-807 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 $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $170k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.18% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

• ARV (median comp): $138,702
• List price: $169,500
• Delta: 22.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Dunn Holw	0.17mi	3/2.0 (+1)	1,498 (+4%)	2mo	$162,000	$108	80
172 Dunn Hollow Dr	0.04mi	3/2.0 (+1)	1,404 (-3%)	10mo	$155,000	$110	79
109 Dunn Hollow Dr	0.16mi	3/2.0 (+1)	1,388 (-4%)	4mo	$48,000	$35	77
112 Blase Line Rd	0.12mi	3/2.0 (+1)	1,362 (-6%)	3mo	$152,500	$112	77
211 Burnt Rock Falls Rd	0.34mi	2/2.0	1,394 (-4%)	1mo	$125,000	$90	77
171 Pine Knot Rd	0.18mi	2/2.5	1,334 (-8%)	1mo	$155,000	$116	76
108 Jonas Ct	0.16mi	2/3.0	1,296 (-10%)	1mo	$68,000	$52	70
112 Woodlawn Dr	0.35mi	3/2.0 (+1)	1,540 (+6%)	12mo	$200,000	$130	58
103 Doubles Dr	0.68mi	3/2.0 (+1)	1,558 (+8%)	2mo	$90,000	$58	49
121 Short Haven Ln	0.54mi	2/2.0	1,264 (-13%)	7mo	$92,000	$73	48
248 Pine Hill Rd	0.65mi	3/2.0 (+1)	1,568 (+8%)	4mo	$285,000	$182	48
104 Shadow Ridge Ct	0.61mi	2/2.5	1,248 (-14%)	5mo	$119,025	$95	43

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: 2.1%
• Equity multiple: 1.10×
• Total profit: $4,597
• Equity at exit: $45,218

10-year hold

• IRR: 8.1%
• Equity multiple: 1.84×
• Total profit: $39,656
• Equity at exit: $51,258

Cash invested: $47,460 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$889
• Tax est. 1.5%: −$212 /mo · $2,542/yr
• Insurance: −$71
• HOA: −$202
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $207

Break-even live

Break-even rent $1,738

Max offer price $169,500

Occupancy floor 85%

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: $42,375
• Closing costs: $5,085
• 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	0.51mi

HOA detail

• Monthly dues: $202 · $2,424/yr

Listing history 33 events

1. 2026-06-19
   days on market $169,500 Active 179 DOM
2. 2026-06-18
   days on market $169,500 Active 178 DOM
3. 2026-06-17
   days on market $169,500 Active 177 DOM
4. 2026-06-16
   days on market $169,500 Active 176 DOM
5. 2026-06-15
   days on market $169,500 Active 175 DOM
6. 2026-06-14
   days on market $169,500 Active 173 DOM
7. 2026-06-12
   days on market $169,500 Active 172 DOM
8. 2026-06-09
   days on market $169,500 Active 169 DOM
9. 2026-06-08
   days on market $169,500 Active 168 DOM
10. 2026-06-07
    days on market $169,500 Active 167 DOM
11. 2026-06-07
    statusdays on market $169,500 Active 166 DOM
12. 2026-06-04
    days on market $169,500 Price Change 163 DOM
13. 2026-06-02
    days on market $169,500 Price Change 162 DOM
14. 2026-06-01
    days on market $169,500 Price Change 161 DOM
15. 2026-05-31
    days on market $169,500 Price Change 160 DOM
16. 2026-05-31
    days on market $169,500 Price Change 159 DOM
17. 2026-05-02
    price $174,500 1067-char remark

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

18. 2026-04-02
    price $178,500 1067-char remark

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

19. 2026-03-14
    price $184,900 1067-char remark

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

20. 2026-01-20
    price $189,900 1067-char remark

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

21. 2025-12-22
    historical
22. 2025-12-20
    listed $194,900 New Listing 1067-char remark

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

23. 2025-12-20
    listed $189,900 New Listing

    Show marketing remark (1067 chars)

    This thoughtfully designed 2-bedroom, 2-bathroom home offers a comfortable blend of functionality and inviting living spaces. The living room offer beautiful natural light through the large front window. The dining room features a cozy wood-burning fireplace, creating a warm focal point for everyday living. The kitchen is spacious with plenty counter and cabinet space and is complemented by convenient breakfast bar, providing flexible options for casual meals. A bright sunroom adds valuable additional living space, ideal for relaxing or enjoying natural light throughout the day. The home includes two well-sized bedrooms and two full bathrooms, offering comfort and privacy. Outdoor living is enhanced by a back deck, perfect for entertaining or unwinding outdoors. Additional highlights include a one-car garage for parking and storage, as well as a dedicated safe room for added peace of mind. With its well-rounded layout and practical amenities, this home presents an excellent opportunity for comfortable and secure living. See this one before it is gone.

24. 2017-01-24
    soldstatus $61,000
25. 2017-01-23
    status Under Contract
26. 2017-01-13
    soldstatus $61,000 Sold
27. 2016-09-11
    status Back on Market
28. 2016-09-11
    historical
29. 2016-07-18
    price $64,900
30. 2016-06-25
    price $69,900
31. 2016-03-09
    listed $74,900 New Listing
32. 2001-05-04
    soldstatus $66,300
33. 1993-05-15
    soldstatus $70,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 16 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: −$9,495
• − Property taxes: −$2,542
• − Insurance: −$848
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,424
• − Depreciation: −$4,931
• Taxable loss: −$80
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,499/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

+149.3% since first listed

17 events — show timeline

• 2026-05-02 Price Changed $174,500 CARMLS
• 2026-04-02 Price Changed $178,500 CARMLS
• 2026-03-14 Price Changed $184,900 CARMLS
• 2026-01-20 Price Changed $189,900 CARMLS
• 2025-12-22 Listing Removed — CARMLS
• 2025-12-20 Listed $189,900 CARMLS
• 2025-12-20 Listed $194,900 CARMLS
• 2017-01-24 Sold (Public Records) $61,000 Public Records
• 2017-01-23 Pending — CARMLS
• 2017-01-13 Sold (MLS) $61,000 CARMLS
• 2016-09-11 Relisted — CARMLS
• 2016-09-11 Listing Removed — CARMLS
• 2016-07-18 Price Changed $64,900 CARMLS
• 2016-06-25 Price Changed $69,900 CARMLS
• 2016-03-09 Listed $74,900 CARMLS
• 2001-05-04 Sold (Public Records) $66,300 Public Records
• 1993-05-15 Sold (Public Records) $70,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $62 · -61.9% YoY. Source: county tax records.