110 Meadow Ln · Fairfield Bay, AR 72088

$104,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 67 Days on market

Built 1974 0.30 ac lot $99/sqft · 27% below area Est $144k · 27% under $202/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

LOCATED NEAR THE FAIRFIELD BAY MARINA, welcome to this move in ready, LAKE HOME. This is the perfect second home, vacation home, rental, or your cozy dream home. Featuring a screened in back porch, 3 bedrooms, vinyl plank flooring, eat in kitchen, oversized laundry area, and appliances are included. Located in the picturesque, Ozark town of Fairfield Bay, Arkansas, nestled on the shores of Greers Ferry Lake with amenities such as 3 swimming pools, full-service marina, 2 golf courses, tennis & pickleball courts, ATV trails, dining options, mini golf, bowling alley and more this truly is a lake house gem.

Key facts

• Pickleball courts
• Swimming pools
• Full service marina

Tags

• SCREENED IN BACK PORCH
• FULL SERVICE MARINA
• SWIMMING POOLS
• GOLF COURSES
• TENNIS COURTS
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $225 of equity ($725 loan paydown + $-500 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $105k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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: 1.68% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.75%
• DSCR: 2.01
• GRM: 5.0

CMA / ARV

• ARV (median comp): $144,436
• List price: $104,900
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Parkland Cir	0.19mi	2/1.0 (-1)	1,100 (+4%)	9mo	$80,000	$73	72
103 Lakewood Rd	0.05mi	2/2.0 (-1)	1,116 (+6%)	14mo	$165,000	$148	67
109 Lakewood Rd	0.03mi	2/2.0 (-1)	936 (-11%)	9mo	$150,000	$160	63
215 Greenwood	0.60mi	2/1.5 (-1)	1,104 (+4%)	4mo	$115,000	$104	54
220 Lookout Dr	0.66mi	2/1.0 (-1)	1,080 (+2%)	20mo	$160,000	$148	44
102 Tee Pee Trail Cor	0.75mi	3/2.0	1,132 (+7%)	10mo	$225,000	$199	41

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: 21.8%
• Equity multiple: 2.03×
• Total profit: $30,170
• Equity at exit: $27,985

10-year hold

• IRR: 26.5%
• Equity multiple: 3.84×
• Total profit: $83,523
• Equity at exit: $31,722

Cash invested: $29,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$44
• HOA: −$202
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $557

Break-even live

Break-even rent $1,060

Max offer price $104,900

Occupancy floor 63%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-19
   days on market $104,900 Active 67 DOM
2. 2026-06-18
   days on market $104,900 Active 66 DOM
3. 2026-06-17
   days on market $104,900 Active 65 DOM
4. 2026-06-16
   days on market $104,900 Active 64 DOM
5. 2026-06-15
   remarks 683-char remark
6. 2026-06-15
   days on market $104,900 Active 63 DOM
7. 2026-06-14
   days on market $104,900 Active 61 DOM
8. 2026-06-12
   days on market $104,900 Active 60 DOM
9. 2026-06-09
   days on market $104,900 Active 57 DOM
10. 2026-06-08
    days on market $104,900 Active 56 DOM
11. 2026-06-07
    days on market $104,900 Active 55 DOM
12. 2026-06-07
    statusdays on market $104,900 Active 54 DOM
13. 2026-06-04
    days on market $104,900 Price Change 51 DOM
14. 2026-06-02
    days on market $104,900 Price Change 50 DOM
15. 2026-06-01
    days on market $104,900 Price Change 49 DOM
16. 2026-05-31
    days on market $104,900 Price Change 48 DOM
17. 2026-05-31
    pricestatusdays on market $104,900 Price Change 47 DOM
18. 2026-05-05
    price $107,900 616-char remark

    Show marketing remark (616 chars)

    LOCATED NEAR THE FAIRFIELD BAY MARINA, welcome to this move in ready, LAKE HOME. This is the perfect second home, vacation home, rental, or your cozy dream home. Featuring a screened in back porch, 3 bedrooms, vinyl plank flooring, eat in kitchen, oversized laundry area, and appliances are included. Located in the picturesque, Ozark town of Fairfield Bay, Arkansas, nestled on the shores of Greers Ferry Lake with amenities such as 3 swimming pools, full-service marina, 2 golf courses, tennis & pickleball courts, ATV trails, dining options, mini golf, bowling alley and more this truly is a lake house gem.

19. 2026-04-11
    listed $115,000 New Listing 616-char remark

    Show marketing remark (616 chars)

    LOCATED NEAR THE FAIRFIELD BAY MARINA, welcome to this move in ready, LAKE HOME. This is the perfect second home, vacation home, rental, or your cozy dream home. Featuring a screened in back porch, 3 bedrooms, vinyl plank flooring, eat in kitchen, oversized laundry area, and appliances are included. Located in the picturesque, Ozark town of Fairfield Bay, Arkansas, nestled on the shores of Greers Ferry Lake with amenities such as 3 swimming pools, full-service marina, 2 golf courses, tennis & pickleball courts, ATV trails, dining options, mini golf, bowling alley and more this truly is a lake house gem.

20. 2018-07-11
    soldstatus $32,500 Sold 275-char remark

    Show marketing remark (275 chars)

    Don't miss out on this great fisherman's get-away just minutes to the FFB Marina. Needs some updates to make it your own plenty of living area, covered back patio, nice treed back yard & a single carport with additional storage. A new roof in 2014. Great lake get-away!

21. 2018-06-21
    status Under Contract 275-char remark

    Show marketing remark (275 chars)

    Don't miss out on this great fisherman's get-away just minutes to the FFB Marina. Needs some updates to make it your own plenty of living area, covered back patio, nice treed back yard & a single carport with additional storage. A new roof in 2014. Great lake get-away!

22. 2018-04-03
    status Back on Market 275-char remark

    Show marketing remark (275 chars)

    Don't miss out on this great fisherman's get-away just minutes to the FFB Marina. Needs some updates to make it your own plenty of living area, covered back patio, nice treed back yard & a single carport with additional storage. A new roof in 2014. Great lake get-away!

23. 2018-04-03
    historical 275-char remark

    Show marketing remark (275 chars)

    Don't miss out on this great fisherman's get-away just minutes to the FFB Marina. Needs some updates to make it your own plenty of living area, covered back patio, nice treed back yard & a single carport with additional storage. A new roof in 2014. Great lake get-away!

24. 2017-10-02
    listed $39,900 New Listing 275-char remark

    Show marketing remark (275 chars)

    Don't miss out on this great fisherman's get-away just minutes to the FFB Marina. Needs some updates to make it your own plenty of living area, covered back patio, nice treed back yard & a single carport with additional storage. A new roof in 2014. Great lake get-away!

25. 2017-08-12
    historical
26. 2017-02-23
    listed $41,000 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: $502 · $42/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$169/yr (+$14/mo · 33.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 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: $21,183
• − Mortgage interest: −$5,876
• − Property taxes: −$502
• − Insurance: −$524
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$2,424
• − Depreciation: −$3,052
• Taxable income: $5,416
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $5,383/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

+163.2% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $107,900 CARMLS
• 2026-04-11 Listed $115,000 CARMLS
• 2018-07-11 Sold (MLS) $32,500 CARMLS
• 2018-06-21 Pending — CARMLS
• 2018-04-03 Relisted — CARMLS
• 2018-04-03 Listing Removed — CARMLS
• 2017-10-02 Listed $39,900 CARMLS
• 2017-08-12 Listing Removed — CARMLS
• 2017-02-23 Listed $41,000 CARMLS

Property tax history

+0.7%/yr

Latest (2025): $502 · +10.0% YoY. Source: county tax records.