601 Woodlawn Dr #23 · Fairfield Bay, AR 72088

$105,000

2 bd · 2.0 ba · 1,300 sqft · Condo · 41 Days on market

Built 1986 $81/sqft · 40% below area Est $176k · 40% under $304/mo HOA · 17% of rent

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

This cute 2 bedroom 2 bath condo is located in the heart of Fairfield Bay close to golfing, shopping, parks, and Greers Ferry Lake. This condo features vaulted, ceilings, a cozy fireplace, and a large covered patio. Don't miss out on this great space buy!! This is a Fannie Mae Homepath property. Agents see agent remarks on how and where to submit offers. Seller may pay up to 3% in closing assistance for qualified buyers.

Key facts

• Close to parks
• Close to golfing
• Large covered patio

Tags

• CLOSE TO GOLFING
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• CLOSE TO GREERS FERRY LAKE
• LARGE COVERED PATIO

Property features AI

Finance

• Other: Approx. 1,300 interior square feet (per tax records); Subdivision: COUNTRY CLUB RIDGE; Located in Van Buren County, Fairfield Bay
• Financial info: New conventional financing available
• HOA & community: Association fee of $304 per month

Exterior

• Parking: Garage
• Utilities: Municipal electric service (Entergy)
• Home design: Frame construction
• Construction: Composition roof; Crawl space foundation; Frame exterior
• Exterior features: Golf view lot; Paved road access; Inside city limits

Interior

• Kitchen: Electric range
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric cooling
• Interior features: Carpet floors; Wood-burning fireplace (site-built)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 264 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 $226 of equity ($726 loan paydown + $-500 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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. 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.
7. 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.
8. 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: 1.74% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.96%
• DSCR: 1.75
• GRM: 4.8

CMA / ARV

• ARV (median comp): $176,343
• List price: $105,000
• Delta: -40.46%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.72×
• Total profit: $21,285
• Equity at exit: $28,011

10-year hold

• IRR: 20.7%
• Equity multiple: 3.20×
• Total profit: $64,692
• Equity at exit: $31,753

Cash invested: $29,400 (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: 264
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,829 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$304
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $416

Break-even live

Break-even rent $1,303

Max offer price $105,000

Occupancy floor 72%

Sensitivity live

Price	-10% $488	-5% $452	+0% $416	+5% $379	+10% $343
Rent	-10% $271	-5% $343	+0% $416	+5% $488	+10% $560
Rate	-1.0pp $468	-0.5pp $442	base $416	+0.5pp $388	+1.0pp $361

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $304 · $3,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $105,000 Active 41 DOM
2. 2026-06-19
   days on market $105,000 Active 39 DOM
3. 2026-06-18
   days on market $105,000 Active 38 DOM
4. 2026-06-17
   days on market $105,000 Active 37 DOM
5. 2026-06-16
   days on market $105,000 Active 36 DOM
6. 2026-06-15
   statusdays on market $105,000 Active 35 DOM
7. 2026-06-14
   days on market $105,000 Price Change 33 DOM
8. 2026-06-12
   days on market $105,000 Price Change 32 DOM
9. 2026-06-09
   days on market $105,000 Price Change 29 DOM
10. 2026-06-09
    pricestatus $105,000 Price Change 28 DOM
11. 2026-06-08
    days on market $113,500 Active 28 DOM
12. 2026-06-07
    days on market $113,500 Active 27 DOM
13. 2026-06-07
    days on market $113,500 Active 26 DOM
14. 2026-06-04
    days on market $113,500 Active 23 DOM
15. 2026-06-02
    days on market $113,500 Active 22 DOM
16. 2026-06-01
    days on market $113,500 Active 21 DOM
17. 2026-05-31
    days on market $113,500 Active 20 DOM
18. 2026-05-31
    days on market $113,500 Active 19 DOM
19. 2026-05-11
    listed $113,500 New Listing 425-char remark
20. 2023-11-02
    historical
21. 2023-07-11
    price $144,900
22. 2023-06-10
    price $154,900
23. 2023-05-02
    listed $164,900 New Listing
24. 2019-06-21
    historical
25. 2018-12-20
    listed $99,900 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: $21,953
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − HOA: −$3,648
• − Depreciation: −$3,055
• Taxable income: $3,756
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $4,086/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

+5.1% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $105,000 CARMLS
• 2026-05-11 Listed $113,500 CARMLS
• 2023-11-02 Listing Removed — CARMLS
• 2023-07-11 Price Changed $144,900 CARMLS
• 2023-06-10 Price Changed $154,900 CARMLS
• 2023-05-02 Listed $164,900 CARMLS
• 2019-06-21 Listing Removed — CARMLS
• 2018-12-20 Listed $99,900 CARMLS