53 Woodsdale Dr #1 · Holiday Island, AR 72631

$175,000

3 bd · 2.0 ba · 1,488 sqft · Condo · 338 Days on market

Built 1980 $118/sqft · 12% below area Est $199k · 12% under $200/mo HOA · 15% of rent ↓ 12% since listing

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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 +12.9/15.0
• Appreciation +8.7/10.0
• Cash flow +6.0/30.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Unlock potential with this versatile 3-bedroom, 2-bath condo just 3 blocks from Table Rock Lake. Whether you're looking for a short-term rental, weekend getaway, or hybrid investment, this property checks every box. What truly sets this property apart is the unfinished basement, offering a rare opportunity to expand and potentially create additional rental units, significantly increasing cash flow and long-term value. Located in a high demand vacation market near Eureka Springs, and surrounded by established, highly rated vacation rentals, the area is consistently attracting guests year round for boating, fishing, hiking, and the charm of the surrounding area. This condo is well suited to capitalize on that demand with a spacious layout, updated flooring, private balcony, and the ability to comfortably accommodate larger groups. Low maintenance living and strong rental appeal make this an attractive option for both new and experienced investors. Only 0.5 miles to the marina and 7 miles from historic Eureka Springs!

Key facts

• Private balconies
• Unfinished basement
• Marina access

Tags

• PRIVATE BALCONIES
• NEW FRONT DECK
• UNFINISHED BASEMENT
• RESORT-STYLE AMENITIES
• GOLF HIKING BIKING TRAILS
• MARINA ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.1% below list).
• Recommended offer: $127k (27.5% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.2% in Holiday Island — 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 67/100 on livability (#104 in AR) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Eureka Springs School District (rural): math 37% / reading 46% proficiency, ranked #61 of 238 in AR (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eureka Springs Elem. School (math 47% / reading 42%, grade F, #143 of 454 statewide, top 36%, 227 students, 66% FRL); Eureka Springs Middle School (math 37% / reading 42%, grade F, #92 of 201 statewide, top 50%, 212 students, 64% FRL); Eureka Springs High School (math 27% / reading 52%, grade F, #48 of 292 statewide, top 19%, 222 students, 51% FRL).
• Market conditions: 372 active listings in the ZIP; 30 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (7.3% local appreciation)).
• Carroll County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,865 (27.5% 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 338 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 D-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. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 10.7

CMA / ARV

• ARV (median comp): $198,889
• List price: $175,000
• Delta: -12.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

7.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.89×
• Total profit: $43,420
• Equity at exit: $124,839

10-year hold

• IRR: 12.8%
• Equity multiple: 3.90×
• Total profit: $142,076
• Equity at exit: $240,441

Cash invested: $49,000 (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 72631

• Home prices YoY: 2.9%
• Active inventory: 372
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$200
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-333

Break-even live

Break-even rent $1,784

Max offer price $126,865

Occupancy floor —

Sensitivity live

Price	-10% $-212	-5% $-272	+0% $-333	+5% $-393	+10% $-454
Rent	-10% $-440	-5% $-386	+0% $-333	+5% $-279	+10% $-225
Rate	-1.0pp $-245	-0.5pp $-288	base $-333	+0.5pp $-378	+1.0pp $-424

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 338 DOM
2. 2026-06-18
   days on market $175,000 Active 335 DOM
3. 2026-06-17
   days on market $175,000 Active 334 DOM
4. 2026-06-16
   days on market $175,000 Active 333 DOM
5. 2026-06-15
   days on market $175,000 Active 332 DOM
6. 2026-06-14
   days on market $175,000 Active 330 DOM
7. 2026-06-13
   days on market $175,000 Active 329 DOM
8. 2026-06-10
   days on market $175,000 Active 327 DOM
9. 2026-06-09
   days on market $175,000 Active 326 DOM
10. 2026-06-08
    days on market $175,000 Active 325 DOM
11. 2026-06-07
    days on market $175,000 Active 324 DOM
12. 2026-06-05
    days on market $175,000 Active 321 DOM
13. 2026-06-03
    days on market $175,000 Active 320 DOM
14. 2026-06-02
    days on market $175,000 Active 319 DOM
15. 2026-06-01
    days on market $175,000 Active 318 DOM
16. 2026-05-31
    days on market $175,000 Active 317 DOM
17. 2026-03-19
    price $175,000 1030-char remark

    Show marketing remark (1030 chars)

    Unlock potential with this versatile 3-bedroom, 2-bath condo just 3 blocks from Table Rock Lake. Whether you're looking for a short-term rental, weekend getaway, or hybrid investment, this property checks every box. What truly sets this property apart is the unfinished basement, offering a rare opportunity to expand and potentially create additional rental units, significantly increasing cash flow and long-term value. Located in a high demand vacation market near Eureka Springs, and surrounded by established, highly rated vacation rentals, the area is consistently attracting guests year round for boating, fishing, hiking, and the charm of the surrounding area. This condo is well suited to capitalize on that demand with a spacious layout, updated flooring, private balcony, and the ability to comfortably accommodate larger groups. Low maintenance living and strong rental appeal make this an attractive option for both new and experienced investors. Only 0.5 miles to the marina and 7 miles from historic Eureka Springs!

18. 2025-07-18
    listed $185,000 Active 1030-char remark

    Show marketing remark (1030 chars)

    Unlock potential with this versatile 3-bedroom, 2-bath condo just 3 blocks from Table Rock Lake. Whether you're looking for a short-term rental, weekend getaway, or hybrid investment, this property checks every box. What truly sets this property apart is the unfinished basement, offering a rare opportunity to expand and potentially create additional rental units, significantly increasing cash flow and long-term value. Located in a high demand vacation market near Eureka Springs, and surrounded by established, highly rated vacation rentals, the area is consistently attracting guests year round for boating, fishing, hiking, and the charm of the surrounding area. This condo is well suited to capitalize on that demand with a spacious layout, updated flooring, private balcony, and the ability to comfortably accommodate larger groups. Low maintenance living and strong rental appeal make this an attractive option for both new and experienced investors. Only 0.5 miles to the marina and 7 miles from historic Eureka Springs!

19. 2024-07-02
    soldstatus $150,000 Closed 1054-char remark

    Show marketing remark (1054 chars)

    Motivated seller! Affordable & adorable condo! Welcome to your new oasis nestled in the picturesque lake area of Holiday Island, Arkansas. This charming condo is your perfect getaway, investment property or great vacation rental- has new flooring, new decks and more! Serine surroundings with easy access to all the areas resort-style amenities & outdoor adventure-bike trails, marina with boat rentals and just minutes from historic Eureka Springs. Contemporary & open floor plan create an inviting atmosphere, perfect for relaxation & entertaining. Finish out the basement and create 2 separate units to bring additional income while still offering ample space for comfortable living. Both spacious upper bedrooms have private balconies and a large new front deck welcome your morning coffee as you watch the sunrise over the rolling hills, or unwind with a glass of wine as the sun sets in the evening. Embrace an active lifestyle with lots of storage for your outdoor toys or simply relax and unwind in this idyllic community.

20. 2024-06-17
    status Pending 1054-char remark

    Show marketing remark (1054 chars)

    Motivated seller! Affordable & adorable condo! Welcome to your new oasis nestled in the picturesque lake area of Holiday Island, Arkansas. This charming condo is your perfect getaway, investment property or great vacation rental- has new flooring, new decks and more! Serine surroundings with easy access to all the areas resort-style amenities & outdoor adventure-bike trails, marina with boat rentals and just minutes from historic Eureka Springs. Contemporary & open floor plan create an inviting atmosphere, perfect for relaxation & entertaining. Finish out the basement and create 2 separate units to bring additional income while still offering ample space for comfortable living. Both spacious upper bedrooms have private balconies and a large new front deck welcome your morning coffee as you watch the sunrise over the rolling hills, or unwind with a glass of wine as the sun sets in the evening. Embrace an active lifestyle with lots of storage for your outdoor toys or simply relax and unwind in this idyllic community.

21. 2024-05-23
    price $188,800 1054-char remark

    Show marketing remark (1054 chars)

    Motivated seller! Affordable & adorable condo! Welcome to your new oasis nestled in the picturesque lake area of Holiday Island, Arkansas. This charming condo is your perfect getaway, investment property or great vacation rental- has new flooring, new decks and more! Serine surroundings with easy access to all the areas resort-style amenities & outdoor adventure-bike trails, marina with boat rentals and just minutes from historic Eureka Springs. Contemporary & open floor plan create an inviting atmosphere, perfect for relaxation & entertaining. Finish out the basement and create 2 separate units to bring additional income while still offering ample space for comfortable living. Both spacious upper bedrooms have private balconies and a large new front deck welcome your morning coffee as you watch the sunrise over the rolling hills, or unwind with a glass of wine as the sun sets in the evening. Embrace an active lifestyle with lots of storage for your outdoor toys or simply relax and unwind in this idyllic community.

22. 2024-05-18
    listed $199,900 Active 1054-char remark

    Show marketing remark (1054 chars)

    Motivated seller! Affordable & adorable condo! Welcome to your new oasis nestled in the picturesque lake area of Holiday Island, Arkansas. This charming condo is your perfect getaway, investment property or great vacation rental- has new flooring, new decks and more! Serine surroundings with easy access to all the areas resort-style amenities & outdoor adventure-bike trails, marina with boat rentals and just minutes from historic Eureka Springs. Contemporary & open floor plan create an inviting atmosphere, perfect for relaxation & entertaining. Finish out the basement and create 2 separate units to bring additional income while still offering ample space for comfortable living. Both spacious upper bedrooms have private balconies and a large new front deck welcome your morning coffee as you watch the sunrise over the rolling hills, or unwind with a glass of wine as the sun sets in the evening. Embrace an active lifestyle with lots of storage for your outdoor toys or simply relax and unwind in this idyllic community.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,356
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − HOA: −$2,400
• − Depreciation: −$5,091
• Taxable loss: −$7,055
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-2,299/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: Eureka Springs School District
• NCES district ID: 0505970
• Math proficiency: 37% ▼ -23.00%
• Reading proficiency: 46% ▼ -9.00%
• Median HH income: $37,912
• Composite: 34.55/100
• National rank: #5171
• State rank: #61 of 238 in AR

Livability — Holiday Island

• Score: 67/100
• State rank: #104
• US rank: #10660

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holiday Island, AR
• Population (ZIP): 4,084

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 28,014 people
• By 2030: 28,006 · +-0.0%
• By 2040: 28,242 · +0.8%
• By 2050: 29,169 · +4.1%
• By 2075: 33,935 · +21.1%
• By 2100: 39,497 · +41.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Italian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.2%
• 2008→2024 swing: -13.6pp toward R · 2008: -18.1pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.8 2016: R+32.3 2012: R+23.9 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.31%
• Current HPI: 260.9347
• 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

-12.5% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $175,000 NWARMLS
• 2025-07-18 Listed $185,000 NWARMLS
• 2024-07-02 Sold (MLS) $150,000 NWARMLS
• 2024-06-17 Pending — NWARMLS
• 2024-05-23 Price Changed $188,800 NWARMLS
• 2024-05-18 Listed $199,900 NWARMLS