135 Hillview #25 · Fairfield Bay, AR 72088

$132,000

2 bd · 2.0 ba · 1,031 sqft · Condo public records · 125 Days on market

Built 1975 $128/sqft · 28% above area Est $103k · 28% over $169/mo HOA · 8% of rent

---

Why this score? — see what drove the B- 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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Rare ground-level 2 bed, 2 bath condo with carport and extra storage in the desirable Lakewood Hills community of Fairfield Bay. This beautifully updated home features upgrades throughout, including a fully serviced HVAC system, updated plumbing and electrical, cozy fireplace, and luxury vinyl flooring. The open living area offers abundant natural light, widened doorways, smooth ceilings, attic storage, and easy accessibility with a step-in shower and relaxing soaker tub. Enjoy low-maintenance living plus access to all the incredible Fairfield Bay amenities—golf, lake, trails, marina, dining, and more. Lakewood Hills residents also enjoy a private owners-only community pool. Move-in ready and hard to find at this level. Call to schedule your tour today.

Key facts

• Updated electrical
• Extra storage
• Carport

Tags

• GROUND-LEVEL CONDO
• CARPORT
• EXTRA STORAGE
• FULLY SERVICED HVAC SYSTEM
• UPDATED PLUMBING
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $116k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: 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 $284 of equity ($913 loan paydown + $-629 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 $37k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $95k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1975 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.38%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $102,965
• List price: $132,000
• Delta: 28.20%
• Verdict: OVERPRICED
• 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	0.00mi	2/1.5	1,033 (+0%)	18mo	$25,000	$24	83

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: 19.1%
• Equity multiple: 1.90×
• Total profit: $33,251
• Equity at exit: $35,214

10-year hold

• IRR: 24.0%
• Equity multiple: 3.56×
• Total profit: $94,745
• Equity at exit: $39,918

Cash invested: $36,960 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$692
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$55
• HOA: −$169
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $628

Break-even live

Break-even rent $1,205

Max offer price $132,000

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: $33,000
• Closing costs: $3,960
• 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	0.78mi

HOA detail condo

• Monthly dues: $169 · $2,028/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-16
   days on market $132,000 Active 125 DOM
2. 2026-06-15
   days on market $132,000 Active 124 DOM
3. 2026-06-14
   days on market $132,000 Active 122 DOM
4. 2026-06-12
   days on market $132,000 Active 121 DOM
5. 2026-06-09
   days on market $132,000 Active 118 DOM
6. 2026-06-08
   days on market $132,000 Active 117 DOM
7. 2026-06-07
   days on market $132,000 Active 116 DOM
8. 2026-06-07
   days on market $132,000 Active 115 DOM
9. 2026-06-04
   days on market $132,000 Active 112 DOM
10. 2026-06-02
    days on market $132,000 Active 111 DOM
11. 2026-06-01
    days on market $132,000 Active 110 DOM
12. 2026-05-31
    days on market $132,000 Active 109 DOM
13. 2026-05-31
    days on market $132,000 Active 108 DOM
14. 2026-02-07
    listed $132,000 New Listing 769-char remark

    Show marketing remark (769 chars)

    Rare ground-level 2 bed, 2 bath condo with carport and extra storage in the desirable Lakewood Hills community of Fairfield Bay. This beautifully updated home features upgrades throughout, including a fully serviced HVAC system, updated plumbing and electrical, cozy fireplace, and luxury vinyl flooring. The open living area offers abundant natural light, widened doorways, smooth ceilings, attic storage, and easy accessibility with a step-in shower and relaxing soaker tub. Enjoy low-maintenance living plus access to all the incredible Fairfield Bay amenities—golf, lake, trails, marina, dining, and more. Lakewood Hills residents also enjoy a private owners-only community pool. Move-in ready and hard to find at this level. Call to schedule your tour today.

15. 2022-12-17
    status Under Contract 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

16. 2022-12-16
    soldstatus $95,000
17. 2022-12-08
    soldstatus $95,000 Sold 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

18. 2022-11-10
    historical Take Backups 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

19. 2022-10-05
    price $105,000 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

20. 2022-08-30
    status Back on Market 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

21. 2022-08-17
    historical Take Backups 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

22. 2022-08-03
    listed $110,000 New Listing 521-char remark

    Show marketing remark (521 chars)

    ONE LEVEL CONDO WITH A CARPORT!! Updated kitchen has new cabinets, butcher block countertops, great appliances, & a pine plank ceiling. Carpet, laminate flooring & tile. New interior doors. Energy efficient windows. Beautiful Master bath has ADA walk-in shower. Both baths have 'dresser' vanity/sink units. Liv. room has f/p, but not recently used. Nice rear patio & green area for relaxing outdoors. Carport has a storage closet. HVAC recently serviced. Walk to Sr. Center, restaurants, health club etc.

23. 2016-06-17
    soldstatus $58,500
24. 2016-06-15
    soldstatus $58,500 Sold
25. 2016-05-16
    status Under Contract
26. 2016-05-07
    price $61,000
27. 2016-01-27
    price $63,500
28. 2015-08-26
    listed $65,500 New Listing

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $845 · $70/mo
• Expected delta: +$413/yr (+$34/mo · 95.7%)

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

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$7,394
• − Property taxes: −$432
• − Insurance: −$660
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,028
• − Depreciation: −$3,840
• Taxable income: $5,806
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $6,140/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

+101.5% since first listed

15 events — show timeline

• 2026-02-07 Listed $132,000 CARMLS
• 2022-12-17 Pending — CARMLS
• 2022-12-16 Sold (Public Records) $95,000 Public Records
• 2022-12-08 Sold (MLS) $95,000 CARMLS
• 2022-11-10 Contingent — CARMLS
• 2022-10-05 Price Changed $105,000 CARMLS
• 2022-08-30 Relisted — CARMLS
• 2022-08-17 Contingent — CARMLS
• 2022-08-03 Listed $110,000 CARMLS
• 2016-06-17 Sold (Public Records) $58,500 Public Records
• 2016-06-15 Sold (MLS) $58,500 CARMLS
• 2016-05-16 Pending — CARMLS
• 2016-05-07 Price Changed $61,000 CARMLS
• 2016-01-27 Price Changed $63,500 CARMLS
• 2015-08-26 Listed $65,500 CARMLS

Property tax history

+7.8%/yr

Latest (2024): $432 · -0.1% YoY. Source: county tax records.