601 Woodlawn Dr #23 · Fairfield Bay, AR 72088

$89,900

2 bd · 2.0 ba · 1,300 sqft · Condo · 89 Days on market

Built 1986 Fair condition Garage $69/sqft · 50% below area $304/mo HOA · 31% 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• 1% rule +5.9/10.0
• Appreciation +4.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• DSCR +0.8/10.0

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $68k (24.2% below list).
• Meets the 1% rule at list price ($981 rent vs $90k).
• Recommended offer: $68k (24.2% below list) — sets the bar for cash-flow.
• Cap rate 4.3% 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; 2 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 $194 of equity ($622 loan paydown + $-428 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 89 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $24k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $68,183 (24.2% 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 89 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.09% ✓
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 7.6

CMA / ARV

• ARV (median comp): $180,158
• List price: $89,900
• Delta: -50.10%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Woodlawn Unit Dr #28	0.01mi	3/2.0 (+1)	1,564 (+20%)	0mo	$225,000	$144	69
232 Snead Dr	0.59mi	2/2.0	1,374 (+6%)	0mo	$159,000	$116	63
171 Pine Knot Rd	1.28mi	2/2.5	1,334 (+3%)	2mo	$155,000	$116	57
135 Hillview Dr #18	0.93mi	2/1.5	1,373 (+6%)	2mo	$60,000	$44	52
158 Dunn Holw	1.24mi	2/2.0	1,144 (-12%)	1mo	$107,500	$94	44
125 Cliffside Dr #26	1.47mi	2/2.0	1,120 (-14%)	2mo	$175,000	$156	40
135 Hillview Dr #19	0.93mi	2/1.5	1,117 (-14%)	0mo	$97,000	$87	39
135 Hillview Dr #29	0.93mi	2/1.5	1,117 (-14%)	2mo	$77,000	$69	38
135 Hillview Dr #115	0.93mi	2/1.5	1,117 (-14%)	2mo	$70,000	$63	38
135 Hillview Dr #101	0.93mi	2/1.5	1,117 (-14%)	3mo	$75,000	$67	37
117 Dunn Hollow Dr	1.13mi	3/2.0 (+1)	1,486 (+14%)	1mo	$149,900	$101	36
134 Richwood Dr #3	1.08mi	1/2.0 (-1)	1,095 (-16%)	2mo	$85,000	$78	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: -12.4%
• Equity multiple: 0.44×
• Total profit: $-13,981
• Equity at exit: $23,983

10-year hold

• IRR: -5.6%
• Equity multiple: 0.44×
• Total profit: $-14,074
• Equity at exit: $27,186

Cash invested: $25,172 (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 · 1 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: +53.3% above 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: 7.6×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$304
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-150

Break-even live

Break-even rent $1,171

Max offer price $68,183

Occupancy floor —

Sensitivity live

Price	-10% $-88	-5% $-119	+0% $-150	+5% $-181	+10% $-212
Rent	-10% $-228	-5% $-189	+0% $-150	+5% $-111	+10% $-73
Rate	-1.0pp $-105	-0.5pp $-127	base $-150	+0.5pp $-173	+1.0pp $-197

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.20mi
104 Chelsea Dr #49 Fairfield Bay, AR	2.0	1.5	938	$950	$1.01	15d	1	1.46mi

Property features AI

Finance

• Other: Approx. 1,300 interior square feet (per tax records)Subdivision: COUNTRY CLUB RIDGELocated 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 roofCrawl space foundationFrame exterior
• Exterior features: Golf view lotPaved road accessInside city limits

Interior

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

HOA detail $304/mo · $3,648/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 89 DOM
2. 2026-08-07
   days on market $89,900 Active 88 DOM
3. 2026-08-06
   days on market $89,900 Active 87 DOM
4. 2026-08-05
   days on market $89,900 Active 86 DOM
5. 2026-08-04
   days on market $89,900 Active 85 DOM
6. 2026-08-03
   days on market $89,900 Active 84 DOM
7. 2026-07-31
   days on market $89,900 Active 81 DOM
8. 2026-07-30
   days on market $89,900 Active 80 DOM
9. 2026-07-29
   days on market $89,900 Active 79 DOM
10. 2026-07-27
    days on market $89,900 Active 77 DOM
11. 2026-07-25
    days on market $89,900 Active 75 DOM
12. 2026-07-24
    days on market $89,900 Active 74 DOM
13. 2026-07-23
    days on market $89,900 Active 73 DOM
14. 2026-07-22
    days on market $89,900 Active 72 DOM
15. 2026-07-21
    days on market $89,900 Active 71 DOM
16. 2026-07-18
    days on market $89,900 Active 68 DOM
17. 2026-07-16
    days on market $89,900 Active 66 DOM
18. 2026-07-15
    days on market $89,900 Active 65 DOM
19. 2026-07-14
    days on market $89,900 Active 64 DOM
20. 2026-07-13
    statusdays on market $89,900 Active 63 DOM
21. 2026-07-12
    days on market $89,900 Price Change 62 DOM
22. 2026-07-12
    days on market $89,900 Price Change 61 DOM
23. 2026-07-11
    days on market $89,900 Price Change 60 DOM
24. 2026-07-09
    days on market $89,900 Price Change 59 DOM
25. 2026-07-09
    days on market $89,900 Price Change 58 DOM
26. 2026-07-07
    days on market $89,900 Price Change 57 DOM
27. 2026-07-07
    pricestatus $89,900 Price Change 56 DOM
28. 2026-07-06
    days on market $105,000 Active 56 DOM
29. 2026-07-05
    days on market $105,000 Active 55 DOM
30. 2026-07-04
    days on market $105,000 Active 54 DOM
31. 2026-07-03
    days on market $105,000 Active 53 DOM
32. 2026-07-02
    days on market $105,000 Active 52 DOM
33. 2026-07-01
    days on market $105,000 Active 51 DOM
34. 2026-06-30
    days on market $105,000 Active 50 DOM
35. 2026-06-29
    days on market $105,000 Active 49 DOM
36. 2026-06-28
    days on market $105,000 Active 48 DOM
37. 2026-06-27
    days on market $105,000 Active 47 DOM
38. 2026-06-26
    days on market $105,000 Active 45 DOM
39. 2026-06-22
    days on market $105,000 Active 42 DOM
40. 2026-06-21
    days on market $105,000 Active 41 DOM
41. 2026-06-19
    days on market $105,000 Active 39 DOM
42. 2026-06-18
    days on market $105,000 Active 38 DOM
43. 2026-06-17
    days on market $105,000 Active 37 DOM
44. 2026-06-16
    days on market $105,000 Active 36 DOM
45. 2026-06-15
    statusdays on market $105,000 Active 35 DOM
46. 2026-06-14
    days on market $105,000 Price Change 33 DOM
47. 2026-06-12
    days on market $105,000 Price Change 32 DOM
48. 2026-06-09
    days on market $105,000 Price Change 29 DOM
49. 2026-06-09
    pricestatus $105,000 Price Change 28 DOM
50. 2026-06-08
    days on market $113,500 Active 28 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: $11,775
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$942
• − Management: −$942
• − HOA: −$3,648
• − Depreciation: −$2,615
• Taxable loss: −$3,206
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $-1,032/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $32,500–$58,500 screening

This townhouse requires moderate repairs and maintenance, including repainting and re-roofing, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Repairs flagged

• Major Paint — Paint is faded and needs repainting
• Moderate Siding — Siding appears weathered and may need repainting or replacement

Value-add opportunities

• Both Painting and repainting the exterior — Enhances curb appeal and value ↑
• Both Re-roofing — Improves structural integrity and aesthetic appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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: Approx. 1,300 interior square feet (per tax records)Subdivision: COUNTRY CLUB RIDGELocated 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 roofCrawl space foundationFrame exterior
• Exterior features: Golf view lotPaved road accessInside city limits

Interior

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

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