601 Dave Creek Pkwy #79 · Fairfield Bay, AR 72088

$79,500

2 bd · 1.5 ba · 938 sqft · Condo public records · 68 Days on market

Built 1980 $85/sqft · 15% below area Est $94k · 15% under $330/mo HOA · 19% 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 +14.3/15.0
• 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 MLS

“Owner Financing Available “ 2BR Condo in Fairfield Bay – Private Balconies & Resort-Style Amenities! Enjoy easy, low-maintenance living in this well-maintained 2-bedroom, 1.5-bath condo offering 938 sq ft in the heart of Fairfield Bay. The condo features a bright, open living area that flows seamlessly into the kitchen and dining space, creating a functional layout ideal for relaxing or entertaining. Both bedrooms provide comfortable accommodations, and the 1.5-bath setup adds convenience for guests. Step outside to your private balconies, perfect for enjoying fresh air and unwinding after a day full of activities. What truly sets this property apart is the incredible access to amenities. Within walking distance, you'll find pickleball courts, tennis courts, the Cool Pool and mini golf, bowling, and a fitness center, along with restaurants just down the road. Outdoor enthusiasts will love the nearby hiking trails, ATV trails, two 18 hole golf courses and a full service marina is just a short drive away. Whether you're looking for a weekend retreat, full-time residence, or investment opportunity, this condo offers both comfort and a lifestyle that’s hard to beat.

Key facts

• Private balconies
• Fitness center
• Pickleball courts

Tags

• PRIVATE BALCONIES
• RESORT STYLE AMENITIES
• PICKLEBALL COURTS
• TENNIS COURTS
• FITNESS CENTER
• HIKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $171 of equity ($550 loan paydown + $-379 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 2.18% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.47%
• DSCR: 2.27
• GRM: 3.8

CMA / ARV

• ARV (median comp): $93,751
• List price: $79,500
• Delta: -15.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Hillview Dr	0.73mi	2/1.5	1,033 (+10%)	18mo	$25,000	$24	34

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: 28.1%
• Equity multiple: 2.34×
• Total profit: $29,756
• Equity at exit: $21,209

10-year hold

• IRR: 32.5%
• Equity multiple: 4.53×
• Total profit: $78,538
• Equity at exit: $24,041

Cash invested: $22,260 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$33
• HOA: −$330
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $528

Break-even live

Break-even rent $1,061

Max offer price $79,500

Occupancy floor 64%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   statusdays on market $79,500 Active 68 DOM
2. 2026-06-18
   days on market $79,500 Price Change 67 DOM
3. 2026-06-17
   days on market $79,500 Price Change 66 DOM
4. 2026-06-16
   days on market $79,500 Price Change 65 DOM
5. 2026-06-15
   days on market $79,500 Price Change 64 DOM
6. 2026-06-14
   days on market $79,500 Price Change 62 DOM
7. 2026-06-12
   remarks 678-char remark
8. 2026-06-12
   pricestatusdays on market $79,500 Price Change 61 DOM
9. 2026-06-09
   days on market $80,000 Active 58 DOM
10. 2026-06-08
    days on market $80,000 Active 57 DOM
11. 2026-06-07
    days on market $80,000 Active 56 DOM
12. 2026-06-07
    days on market $80,000 Active 55 DOM
13. 2026-06-04
    days on market $80,000 Active 52 DOM
14. 2026-06-02
    days on market $80,000 Active 51 DOM
15. 2026-06-01
    days on market $80,000 Active 50 DOM
16. 2026-05-31
    days on market $80,000 Active 49 DOM
17. 2026-05-31
    days on market $80,000 Active 48 DOM
18. 2026-04-12
    listed $80,000 New Listing 1213-char remark

    Show marketing remark (1213 chars)

    “Owner Financing Available “ 2BR Condo in Fairfield Bay – Private Balconies & Resort-Style Amenities! Enjoy easy, low-maintenance living in this well-maintained 2-bedroom, 1.5-bath condo offering 938 sq ft in the heart of Fairfield Bay. The condo features a bright, open living area that flows seamlessly into the kitchen and dining space, creating a functional layout ideal for relaxing or entertaining. Both bedrooms provide comfortable accommodations, and the 1.5-bath setup adds convenience for guests. Step outside to your private balconies, perfect for enjoying fresh air and unwinding after a day full of activities. What truly sets this property apart is the incredible access to amenities. Within walking distance, you'll find pickleball courts, tennis courts, the Cool Pool and mini golf, bowling, and a fitness center, along with restaurants just down the road. Outdoor enthusiasts will love the nearby hiking trails, ATV trails, two 18 hole golf courses and a full service marina is just a short drive away. Whether you're looking for a weekend retreat, full-time residence, or investment opportunity, this condo offers both comfort and a lifestyle that’s hard to beat.

19. 2024-12-12
    soldstatus $69,900
20. 2010-07-31
    soldstatus $25,000
21. 2010-07-30
    soldstatus $25,000 286-char remark

    Show marketing remark (286 chars)

    Ready for some easy livin' at the lake. Fully furnished and turnkey ready. Somewhat "retro" in style, but that might be just the ticket to a good value in a vacation or investment property. Great location, adjacent to the newly renovated Bay View Club, pool, and tennis club.

22. 2010-06-12
    historical 286-char remark

    Show marketing remark (286 chars)

    Ready for some easy livin' at the lake. Fully furnished and turnkey ready. Somewhat "retro" in style, but that might be just the ticket to a good value in a vacation or investment property. Great location, adjacent to the newly renovated Bay View Club, pool, and tennis club.

23. 2009-07-01
    listed $29,900 286-char remark

    Show marketing remark (286 chars)

    Ready for some easy livin' at the lake. Fully furnished and turnkey ready. Somewhat "retro" in style, but that might be just the ticket to a good value in a vacation or investment property. Great location, adjacent to the newly renovated Bay View Club, pool, and tennis club.

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $20,758
• − Mortgage interest: −$4,453
• − Property taxes: −$700
• − Insurance: −$398
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$3,960
• − Depreciation: −$2,313
• Taxable income: $5,613
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $4,991/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

+167.6% since first listed

6 events — show timeline

• 2026-04-12 Listed $80,000 CARMLS
• 2024-12-12 Sold (Public Records) $69,900 Public Records
• 2010-07-31 Sold (Public Records) $25,000 Public Records
• 2010-07-30 Sold (MLS) $25,000 CARMLS
• 2010-06-12 Listing Removed — CARMLS
• 2009-07-01 Listed $29,900 CARMLS

Property tax history

+5.4%/yr

Latest (2025): $700 · +136.7% YoY. Source: county tax records.