118 Short Haven Ln · Fairfield Bay, AR 72088

$129,000

2 bd · 1.5 ba · 1,102 sqft · Other public records · 633 Days on market

Built 1978 4,356 sqft lot $117/sqft · at area comps Est $124k · at est. $205/mo HOA · 10% 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 +5.6/15.0
• 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

Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

Key facts

• Near golf
• Near hart center
• tennis

Tags

• LOCATED IN FAIRFIELD BAY
• CLOSE TO AMENITIES
• NEAR GOLF
• TENNIS
• PICKLEBALL
• NEAR HART CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.7% 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: 264 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 $277 of equity ($892 loan paydown + $-615 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 633 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 633 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 1978 — 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. 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 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: 1.55% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 5.4

CMA / ARV

• ARV (median comp): $123,893
• List price: $129,000
• Delta: 4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.67×
• Total profit: $24,317
• Equity at exit: $34,414

10-year hold

• IRR: 19.6%
• Equity multiple: 3.08×
• Total profit: $75,223
• Equity at exit: $39,010

Cash invested: $36,120 (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: 264
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$205
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $484

Break-even live

Break-even rent $1,388

Max offer price $129,000

Occupancy floor 71%

Sensitivity live

Price	-10% $573	-5% $528	+0% $484	+5% $439	+10% $394
Rent	-10% $326	-5% $405	+0% $484	+5% $563	+10% $642
Rate	-1.0pp $548	-0.5pp $516	base $484	+0.5pp $450	+1.0pp $416

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: $32,250
• Closing costs: $3,870
• 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	45d	1	0.92mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 35 events

1. 2026-06-21
   days on market $129,000 Active 633 DOM
2. 2026-06-19
   days on market $129,000 Active 631 DOM
3. 2026-06-18
   days on market $129,000 Active 630 DOM
4. 2026-06-17
   days on market $129,000 Active 629 DOM
5. 2026-06-16
   days on market $129,000 Active 628 DOM
6. 2026-06-15
   days on market $129,000 Active 627 DOM
7. 2026-06-14
   days on market $129,000 Active 625 DOM
8. 2026-06-12
   days on market $129,000 Active 624 DOM
9. 2026-06-09
   days on market $129,000 Active 621 DOM
10. 2026-06-08
    days on market $129,000 Active 620 DOM
11. 2026-06-07
    days on market $129,000 Active 619 DOM
12. 2026-06-07
    days on market $129,000 Active 618 DOM
13. 2026-06-04
    days on market $129,000 Active 615 DOM
14. 2026-06-02
    days on market $129,000 Active 614 DOM
15. 2026-06-01
    days on market $129,000 Active 613 DOM
16. 2026-05-31
    days on market $129,000 Active 612 DOM
17. 2026-05-31
    days on market $129,000 Active 611 DOM
18. 2025-11-06
    price $129,000 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

19. 2025-09-26
    status Back on Market 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

20. 2025-08-25
    historical 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

21. 2025-02-24
    status Back on Market 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

22. 2025-02-22
    historical 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

23. 2024-08-22
    listed $137,500 New Listing 335-char remark

    Show marketing remark (335 chars)

    Beautiful home located in the heart of Fairfield Bay, close to every amenity this wonderful city has to offer. Golf, tennis, pickle ball, Hart Center, restaurants, mini golf… all at your fingertips. Not to mention what we consider the most beautiful lake in Arkansas. Perfect start up home for any family & priced to sell!

24. 2022-05-12
    soldstatus $125,000
25. 2022-05-10
    soldstatus $125,000 Sold 524-char remark

    Show marketing remark (524 chars)

    This side of the duplex has been updated & maintained by the following, dishwasher installed (5 yrs old), washer and dryer (5 yrs old), new roof 2020, new lighting installed in the bathroom, the bathtub has been recoated 2021, new makeup mirror installed as well as a new mirror over the sink, freshly painted, 2 ceiling fans and lights installed in the dining room and living room, the ceiling has been floored with whitewashed cedar. The dryer vents & Chimney have been professionally cleaned in 2021. call now

26. 2022-04-04
    historical Take Backups 524-char remark

    Show marketing remark (524 chars)

    This side of the duplex has been updated & maintained by the following, dishwasher installed (5 yrs old), washer and dryer (5 yrs old), new roof 2020, new lighting installed in the bathroom, the bathtub has been recoated 2021, new makeup mirror installed as well as a new mirror over the sink, freshly painted, 2 ceiling fans and lights installed in the dining room and living room, the ceiling has been floored with whitewashed cedar. The dryer vents & Chimney have been professionally cleaned in 2021. call now

27. 2022-04-04
    historical

    Show marketing remark (524 chars)

    This side of the duplex has been updated & maintained by the following, dishwasher installed (5 yrs old), washer and dryer (5 yrs old), new roof 2020, new lighting installed in the bathroom, the bathtub has been recoated 2021, new makeup mirror installed as well as a new mirror over the sink, freshly painted, 2 ceiling fans and lights installed in the dining room and living room, the ceiling has been floored with whitewashed cedar. The dryer vents & Chimney have been professionally cleaned in 2021. call now

28. 2022-03-01
    listed $125,000 New Listing 524-char remark

    Show marketing remark (524 chars)

    This side of the duplex has been updated & maintained by the following, dishwasher installed (5 yrs old), washer and dryer (5 yrs old), new roof 2020, new lighting installed in the bathroom, the bathtub has been recoated 2021, new makeup mirror installed as well as a new mirror over the sink, freshly painted, 2 ceiling fans and lights installed in the dining room and living room, the ceiling has been floored with whitewashed cedar. The dryer vents & Chimney have been professionally cleaned in 2021. call now

29. 2022-03-01
    listed $250,000 New Listing

    Show marketing remark (524 chars)

    This side of the duplex has been updated & maintained by the following, dishwasher installed (5 yrs old), washer and dryer (5 yrs old), new roof 2020, new lighting installed in the bathroom, the bathtub has been recoated 2021, new makeup mirror installed as well as a new mirror over the sink, freshly painted, 2 ceiling fans and lights installed in the dining room and living room, the ceiling has been floored with whitewashed cedar. The dryer vents & Chimney have been professionally cleaned in 2021. call now

30. 2017-09-05
    soldstatus $47,500
31. 2015-03-04
    soldstatus $52,500
32. 2015-03-02
    soldstatus $52,500
33. 2015-02-09
    historical
34. 2014-09-15
    listed $56,500
35. 2009-11-27
    soldstatus $42,000

ⓘ 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: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,460
• − Depreciation: −$3,753
• Taxable income: $4,141
• Est. tax owed @ 24.0%: −$994
• After-tax cash flow: $4,808/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

+207.1% since first listed

18 events — show timeline

• 2025-11-06 Price Changed $129,000 CARMLS
• 2025-09-26 Relisted — CARMLS
• 2025-08-25 Listing Removed — CARMLS
• 2025-02-24 Relisted — CARMLS
• 2025-02-22 Listing Removed — CARMLS
• 2024-08-22 Listed $137,500 CARMLS
• 2022-05-12 Sold (Public Records) $125,000 Public Records
• 2022-05-10 Sold (MLS) $125,000 CARMLS
• 2022-04-04 Contingent — CARMLS
• 2022-04-04 Listing Removed — CARMLS
• 2022-03-01 Listed $250,000 CARMLS
• 2022-03-01 Listed $125,000 CARMLS
• 2017-09-05 Sold (Public Records) $47,500 Public Records
• 2015-03-04 Sold (Public Records) $52,500 Public Records
• 2015-03-02 Sold (MLS) $52,500 CARMLS
• 2015-02-09 Listing Removed — CARMLS
• 2014-09-15 Listed $56,500 CARMLS
• 2009-11-27 Sold (Public Records) $42,000 Public Records

Property tax history

-13.1%/yr

Latest (2024): $62 · -54.9% YoY. Source: county tax records.