129 Dunn Hollow Dr · Fairfield Bay, AR 72088

$80,000

2 bd · 2.0 ba · 1,369 sqft · SingleFamily public records · 30 Days on market

Built 1975 25 ac lot Est $148k · 46% under $218/mo HOA · 11% of rent

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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 MLS

At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

Key facts

• Partially furnished
• Convenient amenities
• Detached

Tags

• PARTIALLY FURNISHED
• CHARMING ARCHITECTURAL DETAILS
• MODERNIZE THE INTERIORS
• CONVENIENT AMENITIES
• DETACHED

Property features AI

Finance

• Other: Area amenities include swimming pools, tennis courts, playground, picnic area, marina, hot tub, golf course, and fitness/bike trails
• HOA & community: Monthly association fee includes water/sewer, garbage, and other items (fee listed separately)

Exterior

• Parking: Garage; Parking pads; 1 parking space noted
• Utilities: Public water; Public sewer; Community sewer; Electric served by cooperative
• Home design: Metal/vinyl siding; Composition roof; Crawl space foundation
• Construction: Metal/vinyl exterior; Composition roof; Crawl space foundation
• Exterior features: Deck; Paved road access; Located in subdivision; River/lake area; Inside city limits

Interior

• Kitchen: Free-standing stove; Dishwasher; Garbage disposal; Refrigerator stays
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer stay; Washer and dryer connections; Electric water heater
• Laundry & utility: Washer and dryer connections; Washer and dryer stay

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $809 ($10k/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: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.4% 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 $172 of equity ($553 loan paydown + $-381 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $48k; list at $80k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.50% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.35%
• DSCR: 2.93
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $147,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Pine Knot Rd	0.16mi	2/2.5	1,334 (-3%)	1mo	$155,000	$116	86
112 Blase Line Rd	0.17mi	3/2.0 (+1)	1,362 (-0%)	3mo	$152,500	$112	84
109 Dunn Hollow Dr	0.14mi	3/2.0 (+1)	1,388 (+1%)	4mo	$48,000	$35	82
211 Burnt Rock Falls Rd	0.29mi	2/2.0	1,394 (+2%)	1mo	$125,000	$90	82
108 Jonas Ct	0.16mi	2/3.0	1,296 (-5%)	1mo	$68,000	$52	79
172 Dunn Hollow Dr	0.10mi	3/2.0 (+1)	1,404 (+3%)	10mo	$155,000	$110	77
112 Dunn Holw	0.14mi	3/2.0 (+1)	1,498 (+9%)	2mo	$162,000	$108	71
121 Short Haven Ln	0.52mi	2/2.0	1,264 (-8%)	7mo	$92,000	$73	57
104 Shadow Ridge Ct	0.62mi	2/2.5	1,248 (-9%)	5mo	$119,025	$95	50
112 Woodlawn Dr	0.32mi	3/2.0 (+1)	1,540 (+12%)	12mo	$200,000	$130	49
103 Doubles Dr	0.58mi	3/2.0 (+1)	1,558 (+14%)	2mo	$90,000	$58	43
248 Pine Hill Rd	0.73mi	3/2.0 (+1)	1,568 (+14%)	4mo	$285,000	$182	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: 44.0%
• Equity multiple: 3.12×
• Total profit: $47,584
• Equity at exit: $21,342

10-year hold

• IRR: 47.4%
• Equity multiple: 6.22×
• Total profit: $116,995
• Equity at exit: $24,192

Cash invested: $22,400 (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: 259
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$218
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $809

Break-even live

Break-even rent $976

Max offer price $80,000

Occupancy floor 55%

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: $20,000
• Closing costs: $2,400
• 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	0.47mi

HOA detail

• Monthly dues: $218 · $2,616/yr

Listing history 31 events

1. 2026-06-19
   days on market $80,000 Active 30 DOM
2. 2026-06-18
   days on market $80,000 Active 29 DOM
3. 2026-06-17
   days on market $80,000 Active 28 DOM
4. 2026-06-16
   days on market $80,000 Active 27 DOM
5. 2026-06-15
   days on market $80,000 Active 26 DOM
6. 2026-06-14
   days on market $80,000 Active 24 DOM
7. 2026-06-12
   days on market $80,000 Active 23 DOM
8. 2026-06-09
   days on market $80,000 Active 20 DOM
9. 2026-06-08
   days on market $80,000 Active 19 DOM
10. 2026-06-07
    days on market $80,000 Active 18 DOM
11. 2026-06-07
    days on market $80,000 Active 17 DOM
12. 2026-06-04
    days on market $80,000 Active 14 DOM
13. 2026-06-02
    days on market $80,000 Active 13 DOM
14. 2026-06-01
    days on market $80,000 Active 12 DOM
15. 2026-05-31
    days on market $80,000 Active 11 DOM
16. 2026-05-31
    days on market $80,000 Active 10 DOM
17. 2026-05-15
    listed $80,000 New Listing
18. 2017-08-11
    soldstatus $48,000
19. 2017-07-26
    soldstatus $48,000 Sold 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

20. 2017-06-28
    status Under Contract 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

21. 2017-06-16
    price $49,900 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

22. 2017-06-08
    status Back on Market 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

23. 2017-06-01
    historical Take Backups 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

24. 2017-03-25
    listed $55,900 New Listing 529-char remark

    Show marketing remark (529 chars)

    At this price it won't believe what you're getting! Professionally designed interior & updates in 2BR, 2BA home, & a sunroom off the dining room that expands your living space. All appliances included. Siding, guttering, single car garage & fenced back yard, new 16x16 deck, firepit. A nice laundry room as you enter from garage. There is a detached 12X16 building in the backyard for storage & yard tools. Call today to make an appointment to view this property. Potential investment property to rent out!

25. 2015-07-31
    soldstatus $37,000
26. 2015-07-24
    soldstatus $37,000 Sold 514-char remark

    Show marketing remark (514 chars)

    Potential at a "can do" price. This 2BR, 2BA home has an enclosed sunroom off the dining room that expands your living space. A nice laundry room as you enter from the garage. There is a detached 12X16 building in the backyard for storage and yard tools. This all electric home has all appliances, guttering, single car garage and just needs some cosmetic updating. At this price it won't be around long. Call today to make an appointment to view this property. Potential investment property to rent out!

27. 2015-05-30
    historical 514-char remark

    Show marketing remark (514 chars)

    Potential at a "can do" price. This 2BR, 2BA home has an enclosed sunroom off the dining room that expands your living space. A nice laundry room as you enter from the garage. There is a detached 12X16 building in the backyard for storage and yard tools. This all electric home has all appliances, guttering, single car garage and just needs some cosmetic updating. At this price it won't be around long. Call today to make an appointment to view this property. Potential investment property to rent out!

28. 2015-03-09
    listed $42,900 514-char remark

    Show marketing remark (514 chars)

    Potential at a "can do" price. This 2BR, 2BA home has an enclosed sunroom off the dining room that expands your living space. A nice laundry room as you enter from the garage. There is a detached 12X16 building in the backyard for storage and yard tools. This all electric home has all appliances, guttering, single car garage and just needs some cosmetic updating. At this price it won't be around long. Call today to make an appointment to view this property. Potential investment property to rent out!

29. 2014-10-23
    historical
30. 2013-11-04
    listed $45,900
31. 1989-09-01
    soldstatus $45,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,616
• − Depreciation: −$2,327
• Taxable income: $9,135
• Est. tax owed @ 24.0%: −$2,193
• After-tax cash flow: $7,517/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

+77.8% since first listed

15 events — show timeline

• 2026-05-15 Listed $80,000 CARMLS
• 2017-08-11 Sold (Public Records) $48,000 Public Records
• 2017-07-26 Sold (MLS) $48,000 CARMLS
• 2017-06-28 Pending — CARMLS
• 2017-06-16 Price Changed $49,900 CARMLS
• 2017-06-08 Relisted — CARMLS
• 2017-06-01 Contingent — CARMLS
• 2017-03-25 Listed $55,900 CARMLS
• 2015-07-31 Sold (Public Records) $37,000 Public Records
• 2015-07-24 Sold (MLS) $37,000 CARMLS
• 2015-05-30 Listing Removed — CARMLS
• 2015-03-09 Listed $42,900 CARMLS
• 2014-10-23 Listing Removed — CARMLS
• 2013-11-04 Listed $45,900 CARMLS
• 1989-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

-14.1%/yr

Latest (2025): $14 · -87.5% YoY. Source: county tax records.