135 Hillview Dr #19 · Fairfield Bay, AR 72088

$99,000

2 bd · 1.5 ba · 1,117 sqft · Townhouse · 40 Days on market

Built 1975 Good condition $89/sqft · at area comps Est $95k · at est. $358/mo HOA · 18% of rent

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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
• ARV discount +5.5/15.0
• Appreciation +4.8/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

GORGEOUS & Updated 2 yrs. ago and ready for a new owner. Nothing needed except your own beautiful furniture and decor items, and you're ready to enjoy. This 2 bedroom, 1.5 bath on 2 levels is near the private association pool. Open floorplan in living/dining/kitchen. The kitchen has been completely remodeled with new counter tops, oak cabinets, wainscot, & great appliances. Both baths are also updated, and the full bath has a walk-in shower. One BR has an office/TV nook with built-in desk and cabinets. Master BR has built-in drawers to allow for more floor space, plus a built-in ironing board. New flooring is vinyl plank & carpet. New doors, windows and light fixtures. This beauty has a patio that overlooks a wooded area. Come look at this one. Everything is Super nice!! Centrally located for enjoying amenities, shopping, restaurants, banks, etc. Quick Possession.

Key facts

• $358 HOA
• Pool
• Built 1975

Property features AI

Finance

• Other: Green features include tankless water heater, high-efficiency HVAC (14+ SEER), and programmable thermostat; Insulated windows and doors
• Financial info: Financing options: Conventional loan, cash, or in-house financing
• HOA & community: Monthly association fees include insurance, water/sewer, building exterior, termite contract, grounds, garbage, private roads and other items; Primary monthly fee listed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Community sewer; Electric via co-op; Internet (fiber)
• Home design: Condo in Lakewood Hills subdivision; Located inside city limits; Near Greers Ferry Lake and Little Red River
• Construction: Metal/vinyl siding exterior; Architectural shingle roof; Slab foundation
• Exterior features: Patio; Guttering; Pool on property; Paved road access; Wooded and cleared lot in subdivision; Near river/lake area

Interior

• Kitchen: Free-standing stove / electric range; Microwave; Pantry; Refrigerator included
• Bedrooms: Bonus room
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Washer and dryer included (washer and dryer connections present); Electric water heater; Window treatments; Walk-in closet(s); Ceiling fan(s); Quartz kitchen countertops; Sheetrock walls and ceilings
• Laundry & utility: Washer connection; Dryer connection (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 $212 of equity ($684 loan paydown + $-472 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.28%
• DSCR: 2.04
• GRM: 4.1

CMA / ARV

• ARV (median comp): $94,811
• List price: $99,000
• Delta: 4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Hillview Dr #101	0.00mi	2/1.5	1,117 (0%)	1mo	$75,000	$67	99
135 Hillview Dr #116	0.00mi	2/1.5	1,117 (0%)	2mo	$98,000	$88	98
135 Hillview Dr #6	0.00mi	2/1.5	1,133 (+1%)	8mo	$98,000	$86	90
135 Hillview #52	0.00mi	2/1.5	1,117 (0%)	14mo	$89,000	$80	88
135 Hillview Dr #82	0.00mi	2/1.5	1,179 (+6%)	10mo	$79,900	$68	82
120 Shorthaven Ln	0.27mi	2/1.5	1,102 (-1%)	13mo	$125,000	$113	74
134 Richwood Dr #3	0.43mi	1/2.0 (-1)	1,095 (-2%)	1mo	$85,000	$78	69
118 Richwood Dr #49	0.32mi	2/2.0	1,218 (+9%)	2mo	$80,000	$66	66
125 Chelsea Dr #33	0.72mi	2/2.0	1,156 (+4%)	10mo	$185,000	$160	50
104 Chelsea Dr #42	0.58mi	2/2.5	1,066 (-5%)	14mo	$99,000	$93	49
134 Richwood Dr #12	0.43mi	2/2.0	1,272 (+14%)	12mo	$132,500	$104	44
134 Richwood Dr #11	0.43mi	1/2.0 (-1)	970 (-13%)	18mo	$89,500	$92	36

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: 22.4%
• Equity multiple: 2.06×
• Total profit: $29,413
• Equity at exit: $26,411

10-year hold

• IRR: 27.2%
• Equity multiple: 3.93×
• Total profit: $81,298
• Equity at exit: $29,938

Cash invested: $27,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$358
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $538

Break-even live

Break-even rent $1,319

Max offer price $99,000

Occupancy floor 68%

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: $24,750
• Closing costs: $2,970
• 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	0.72mi

HOA detail

• Monthly dues: $358 · $4,296/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 40 DOM
2. 2026-06-18
   days on market $99,000 Active 39 DOM
3. 2026-06-17
   statusdays on market $99,000 Active 38 DOM
4. 2026-06-16
   days on market $99,000 Price Change 37 DOM
5. 2026-06-15
   days on market $99,000 Price Change 36 DOM
6. 2026-06-14
   days on market $99,000 Price Change 34 DOM
7. 2026-06-12
   pricestatusdays on market $99,000 Price Change 33 DOM
8. 2026-06-09
   days on market $110,000 Active 30 DOM
9. 2026-06-08
   days on market $110,000 Active 29 DOM
10. 2026-06-07
    days on market $110,000 Active 28 DOM
11. 2026-06-07
    days on market $110,000 Active 27 DOM
12. 2026-06-04
    days on market $110,000 Active 24 DOM
13. 2026-06-02
    days on market $110,000 Active 23 DOM
14. 2026-06-01
    days on market $110,000 Active 22 DOM
15. 2026-05-31
    days on market $110,000 Active 21 DOM
16. 2026-05-31
    days on market $110,000 Active 20 DOM
17. 2026-05-09
    listed $110,000 New Listing 1147-char remark
18. 2025-11-22
    historical
19. 2025-06-06
    listed $109,000 New Listing
20. 2024-03-28
    status Under Contract

    Show marketing remark (894 chars)

    GORGEOUS & Updated 2 yrs. ago and ready for a new owner. Nothing needed except your own beautiful furniture and decor items, and you're ready to enjoy. This 2 bedroom, 1.5 bath on 2 levels is near the private association pool. Open floorplan in living/dining/kitchen. The kitchen has been completely remodeled with new counter tops, oak cabinets, wainscot, & great appliances. Both baths are also updated, and the full bath has a walk-in shower. One BR has an office/TV nook with built-in desk and cabinets. Master BR has built-in drawers to allow for more floor space, plus a built-in ironing board. New flooring is vinyl plank & carpet. New doors, windows and light fixtures. This beauty has a patio that overlooks a wooded area. Come look at this one. Everything is Super nice!! Centrally located for enjoying amenities, shopping, restaurants, banks, etc. Quick Possession.

21. 2024-03-28
    soldstatus $105,000 Sold

    Show marketing remark (894 chars)

    GORGEOUS & Updated 2 yrs. ago and ready for a new owner. Nothing needed except your own beautiful furniture and decor items, and you're ready to enjoy. This 2 bedroom, 1.5 bath on 2 levels is near the private association pool. Open floorplan in living/dining/kitchen. The kitchen has been completely remodeled with new counter tops, oak cabinets, wainscot, & great appliances. Both baths are also updated, and the full bath has a walk-in shower. One BR has an office/TV nook with built-in desk and cabinets. Master BR has built-in drawers to allow for more floor space, plus a built-in ironing board. New flooring is vinyl plank & carpet. New doors, windows and light fixtures. This beauty has a patio that overlooks a wooded area. Come look at this one. Everything is Super nice!! Centrally located for enjoying amenities, shopping, restaurants, banks, etc. Quick Possession.

22. 2024-03-01
    listed $109,500 New Listing

    Show marketing remark (894 chars)

    GORGEOUS & Updated 2 yrs. ago and ready for a new owner. Nothing needed except your own beautiful furniture and decor items, and you're ready to enjoy. This 2 bedroom, 1.5 bath on 2 levels is near the private association pool. Open floorplan in living/dining/kitchen. The kitchen has been completely remodeled with new counter tops, oak cabinets, wainscot, & great appliances. Both baths are also updated, and the full bath has a walk-in shower. One BR has an office/TV nook with built-in desk and cabinets. Master BR has built-in drawers to allow for more floor space, plus a built-in ironing board. New flooring is vinyl plank & carpet. New doors, windows and light fixtures. This beauty has a patio that overlooks a wooded area. Come look at this one. Everything is Super nice!! Centrally located for enjoying amenities, shopping, restaurants, banks, etc. Quick Possession.

23. 2023-12-09
    historical
24. 2023-10-04
    listed $114,500 New Listing
25. 2018-06-20
    soldstatus $45,000 Sold
26. 2018-05-09
    status Under Contract
27. 2018-04-23
    listed $49,900 New Listing

ⓘ 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: $24,000
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$4,296
• − Depreciation: −$2,880
• Taxable income: $5,458
• Est. tax owed @ 24.0%: −$1,310
• After-tax cash flow: $5,144/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready two-level condo in Lakewood Hills offers stylish updates and a fantastic location. The open-concept living, dining, and kitchen areas create a warm and inviting space perfect for entertaining or relaxing.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor lighting fixtures — Improves safety and aesthetics
• Both Install new outdoor carpet — Enhances comfort and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor lighting fixtures — Improves safety and aesthetics ↑
• Both Install new outdoor carpet — Enhances comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+98.4% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $99,000 CARMLS
• 2026-05-09 Listed $110,000 CARMLS
• 2025-11-22 Listing Removed — CARMLS
• 2025-06-06 Listed $109,000 CARMLS
• 2024-03-28 Pending — CARMLS
• 2024-03-28 Sold (MLS) $105,000 CARMLS
• 2024-03-01 Listed $109,500 CARMLS
• 2023-12-09 Listing Removed — CARMLS
• 2023-10-04 Listed $114,500 CARMLS
• 2018-06-20 Sold (MLS) $45,000 CARMLS
• 2018-05-09 Pending — CARMLS
• 2018-04-23 Listed $49,900 CARMLS