112 Kings Pl · Fairfield Bay, AR 72088

$199,900

3 bd · 2.0 ba · 1,847 sqft · SingleFamily public records · 85 Days on market

Built 1978 0.38 ac lot $108/sqft · 25% below area Est $267k · 25% under $132/mo HOA · 7% of rent

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Why this score? — see what drove the C 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Appreciation +4.8/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to market this beautifully updated 3 bedroom, 2 bath home located on a desirable corner lot in Fairfield Bay! This home has seen numerous updates, including granite countertops installed in 2019, new stainless steel appliances, and new laminate flooring throughout. Enjoy outdoor living on the screened-in porch overlooking beautifully maintained landscaping. The exterior was freshly painted in 2021 along with a new roof, plus new HVAC for peace of mind. Interior updates include new sink faucets, toilets, and fixtures in 2021, with freshly painted cabinets completed in 2025. This move-in-ready home offers both style and functionality in a great location. Take advantage of all Fairfield Bay amenities including golf courses, pools, trails, marina access, and more. Perfect as a full-time residence, vacation home, or investment opportunity!

Key facts

• Laminate flooring
• Screened-in porch
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING
• SCREENED-IN PORCH
• MAINTAINED LANDSCAPING
• FRESHLY PAINTED EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.8% below list).
• Recommended offer: $176k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $430 of equity ($1k loan paydown + $-952 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 85 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $176,288 (11.8% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.88% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $267,391
• List price: $199,900
• Delta: -25.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 E Blue Ridge Ter	0.27mi	3/2.0	1,728 (-6%)	11mo	$306,500	$177	67
135 Castle Ridge Hts	0.37mi	3/2.0	1,876 (+2%)	24mo	$300,000	$160	60
315 Snead Dr	0.48mi	4/3.0 (+1)	1,779 (-4%)	11mo	$265,000	$149	54
121 Rock Hill Rd	0.74mi	3/2.5	1,750 (-5%)	2mo	$299,900	$171	53
106 Blue Ridge Ct	0.63mi	2/2.0 (-1)	1,811 (-2%)	14mo	$260,000	$144	50
438 Woodlawn Dr	0.64mi	3/2.0	1,704 (-8%)	13mo	$200,000	$117	46
203 Snead Dr	0.70mi	3/2.0	1,968 (+7%)	20mo	$182,500	$93	40
242 Snead Dr	0.62mi	3/2.5	2,120 (+15%)	8mo	$305,000	$144	38
136 Pine Hill Rd	0.68mi	3/2.5	1,632 (-12%)	17mo	$214,900	$132	33

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: -1.9%
• Equity multiple: 0.91×
• Total profit: $-4,866
• Equity at exit: $53,328

10-year hold

• IRR: 4.2%
• Equity multiple: 1.43×
• Total profit: $24,006
• Equity at exit: $60,451

Cash invested: $55,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$83
• HOA: −$132
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $85

Break-even live

Break-even rent $1,655

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: landscapingpool

Listing history 24 events

1. 2026-06-17
   status $199,900 Under Contract 85 DOM
2. 2026-06-16
   days on market $199,900 Active 85 DOM
3. 2026-06-15
   days on market $199,900 Active 84 DOM
4. 2026-06-14
   days on market $199,900 Active 82 DOM
5. 2026-06-12
   days on market $199,900 Active 81 DOM
6. 2026-06-09
   days on market $199,900 Active 78 DOM
7. 2026-06-08
   days on market $199,900 Active 77 DOM
8. 2026-06-07
   days on market $199,900 Active 76 DOM
9. 2026-06-07
   days on market $199,900 Active 75 DOM
10. 2026-06-04
    days on market $199,900 Active 72 DOM
11. 2026-06-02
    days on market $199,900 Active 71 DOM
12. 2026-06-01
    days on market $199,900 Active 70 DOM
13. 2026-05-31
    days on market $199,900 Active 69 DOM
14. 2026-05-31
    days on market $199,900 Active 68 DOM
15. 2026-05-07
    price $199,900 854-char remark

    Show marketing remark (854 chars)

    Welcome to market this beautifully updated 3 bedroom, 2 bath home located on a desirable corner lot in Fairfield Bay! This home has seen numerous updates, including granite countertops installed in 2019, new stainless steel appliances, and new laminate flooring throughout. Enjoy outdoor living on the screened-in porch overlooking beautifully maintained landscaping. The exterior was freshly painted in 2021 along with a new roof, plus new HVAC for peace of mind. Interior updates include new sink faucets, toilets, and fixtures in 2021, with freshly painted cabinets completed in 2025. This move-in-ready home offers both style and functionality in a great location. Take advantage of all Fairfield Bay amenities including golf courses, pools, trails, marina access, and more. Perfect as a full-time residence, vacation home, or investment opportunity!

16. 2026-03-23
    listed $224,900 New Listing 854-char remark

    Show marketing remark (854 chars)

    Welcome to market this beautifully updated 3 bedroom, 2 bath home located on a desirable corner lot in Fairfield Bay! This home has seen numerous updates, including granite countertops installed in 2019, new stainless steel appliances, and new laminate flooring throughout. Enjoy outdoor living on the screened-in porch overlooking beautifully maintained landscaping. The exterior was freshly painted in 2021 along with a new roof, plus new HVAC for peace of mind. Interior updates include new sink faucets, toilets, and fixtures in 2021, with freshly painted cabinets completed in 2025. This move-in-ready home offers both style and functionality in a great location. Take advantage of all Fairfield Bay amenities including golf courses, pools, trails, marina access, and more. Perfect as a full-time residence, vacation home, or investment opportunity!

17. 2014-09-10
    soldstatus $147,500
18. 2014-09-05
    soldstatus $147,500 499-char remark

    Show marketing remark (499 chars)

    What a beautiful home to relax and enjoy the Indian Hills area in. Just off the golf course, this custom Tremont Style has an open and airy living space complete with gas log fireplace, wet bar, and skylight. The large windows on rear open to a nice screen porch and beautifully landscaped yard. From the formal dining room, catch a glimpse of Greers Ferry Lake. The spacious and updated kitchen has a nice bay window for your morning coffee. The spacious Master Suite offers double walk in closets.

19. 2014-04-01
    historical 499-char remark

    Show marketing remark (499 chars)

    What a beautiful home to relax and enjoy the Indian Hills area in. Just off the golf course, this custom Tremont Style has an open and airy living space complete with gas log fireplace, wet bar, and skylight. The large windows on rear open to a nice screen porch and beautifully landscaped yard. From the formal dining room, catch a glimpse of Greers Ferry Lake. The spacious and updated kitchen has a nice bay window for your morning coffee. The spacious Master Suite offers double walk in closets.

20. 2011-10-26
    listed $147,500 499-char remark

    Show marketing remark (499 chars)

    What a beautiful home to relax and enjoy the Indian Hills area in. Just off the golf course, this custom Tremont Style has an open and airy living space complete with gas log fireplace, wet bar, and skylight. The large windows on rear open to a nice screen porch and beautifully landscaped yard. From the formal dining room, catch a glimpse of Greers Ferry Lake. The spacious and updated kitchen has a nice bay window for your morning coffee. The spacious Master Suite offers double walk in closets.

21. 2005-11-09
    soldstatus $150,000
22. 2003-08-08
    soldstatus $145,500
23. 1998-01-09
    soldstatus $135,000
24. 1988-03-02
    soldstatus $108,000

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

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $525 · $44/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$754/yr (+$63/mo · 143.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥107°F today · 15 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: $21,155
• − Mortgage interest: −$11,198
• − Property taxes: −$525
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − HOA: −$1,584
• − Depreciation: −$5,815
• Taxable loss: −$2,352
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $1,588/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

+85.1% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $199,900 CARMLS
• 2026-03-23 Listed $224,900 CARMLS
• 2014-09-10 Sold (Public Records) $147,500 Public Records
• 2014-09-05 Sold (MLS) $147,500 CARMLS
• 2014-04-01 Listing Removed — CARMLS
• 2011-10-26 Listed $147,500 CARMLS
• 2005-11-09 Sold (Public Records) $150,000 Public Records
• 2003-08-08 Sold (Public Records) $145,500 Public Records
• 1998-01-09 Sold (Public Records) $135,000 Public Records
• 1988-03-02 Sold (Public Records) $108,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $525 · -16.0% YoY. Source: county tax records.