135 Dunn Hollow Dr · Fairfield Bay, AR 72088

$164,900

3 bd · 2.0 ba · 1,391 sqft · SingleFamily public records · 204 Days on market

Built 1974 10,454 sqft lot $119/sqft · 14% above area Est $144k · 14% over $218/mo HOA · 11% of rent

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Why this score? — see what drove the C- 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 +20.7/30.0
• 1% rule +7.1/10.0
• DSCR +6.6/10.0
• 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
• ARV discount +1.0/15.0

Listing remarks MLS

Centrally located in the charming heart of picturesque Fairfield, AR, this well-maintained home is filled with light thanks to its large windows. It boasts newer luxury vinyl plank flooring, insulated windows, a spacious living room, and a split floor plan that separates the primary bedroom from the guest rooms. The dining area sits just off the inviting kitchen, which opens to a covered deck overlooking a generous, fully fenced backyard. Additional features include ample closet space, a concrete rear slab ideal for grilling, under-deck storage, and an oversized two-car carport with extra storage space. Just minutes from banking, dining, two golf courses, three community pools, pickleball, tennis courts, medical facilities, houses of worship, a bowling alley, miniature golf, shopping and more. All this plus a full-service marina on pristine Greers Ferry Lake nestled in the foothills of the awe-inspiring Ozarks.

Key facts

• Large windows
• Covered deck
• Split floor plan

Tags

• LARGE WINDOWS
• LUXURY VINYL PLANK FLOORING
• SPLIT FLOOR PLAN
• COVERED DECK
• FULLY FENCED BACKYARD
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $354 of equity ($1k loan paydown + $-786 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 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: 1.21% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,024
• List price: $164,900
• Delta: 14.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Dunn Hollow Dr	0.19mi	3/2.0	1,388 (-0%)	4mo	$48,000	$35	87
172 Dunn Hollow Dr	0.10mi	3/2.0	1,404 (+1%)	11mo	$155,000	$110	85
112 Blase Line Rd	0.21mi	3/2.0	1,362 (-2%)	3mo	$152,500	$112	84
211 Burnt Rock Falls Rd	0.25mi	2/2.0 (-1)	1,394 (+0%)	1mo	$125,000	$90	82
171 Pine Knot Rd	0.12mi	2/2.5 (-1)	1,334 (-4%)	1mo	$155,000	$116	80
112 Dunn Holw	0.18mi	3/2.0	1,498 (+8%)	2mo	$162,000	$108	77
108 Jonas Ct	0.20mi	2/3.0 (-1)	1,296 (-7%)	1mo	$68,000	$52	69
112 Woodlawn Dr	0.36mi	3/2.0	1,540 (+11%)	12mo	$200,000	$130	55
103 Doubles Dr	0.57mi	3/2.0	1,558 (+12%)	2mo	$90,000	$58	52
121 Short Haven Ln	0.57mi	2/2.0 (-1)	1,264 (-9%)	7mo	$92,000	$73	47
248 Pine Hill Rd	0.72mi	3/2.0	1,568 (+13%)	4mo	$285,000	$182	42
104 Shadow Ridge Ct	0.67mi	2/2.5 (-1)	1,248 (-10%)	5mo	$119,025	$95	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: 2.8%
• Equity multiple: 1.13×
• Total profit: $5,849
• Equity at exit: $43,991

10-year hold

• IRR: 8.7%
• Equity multiple: 1.90×
• Total profit: $41,590
• Equity at exit: $49,867

Cash invested: $46,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$218
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $222

Break-even live

Break-even rent $1,718

Max offer price $164,900

Occupancy floor 84%

Sensitivity live

Price	-10% $336	-5% $279	+0% $222	+5% $165	+10% $108
Rent	-10% $64	-5% $143	+0% $222	+5% $301	+10% $380
Rate	-1.0pp $305	-0.5pp $264	base $222	+0.5pp $180	+1.0pp $136

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: $41,225
• Closing costs: $4,947
• 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	0.42mi

HOA detail

• Monthly dues: $218 · $2,616/yr
• Likely covers: pool

Listing history 36 events

1. 2026-06-19
   days on market $164,900 Active 204 DOM
2. 2026-06-18
   days on market $164,900 Active 203 DOM
3. 2026-06-17
   days on market $164,900 Active 202 DOM
4. 2026-06-16
   days on market $164,900 Active 201 DOM
5. 2026-06-15
   days on market $164,900 Active 200 DOM
6. 2026-06-14
   days on market $164,900 Active 198 DOM
7. 2026-06-12
   days on market $164,900 Active 197 DOM
8. 2026-06-09
   days on market $164,900 Active 194 DOM
9. 2026-06-08
   days on market $164,900 Active 193 DOM
10. 2026-06-07
    days on market $164,900 Active 192 DOM
11. 2026-06-07
    days on market $164,900 Active 191 DOM
12. 2026-06-04
    days on market $164,900 Active 188 DOM
13. 2026-06-02
    days on market $164,900 Active 187 DOM
14. 2026-06-01
    days on market $164,900 Active 186 DOM
15. 2026-05-31
    days on market $164,900 Active 185 DOM
16. 2026-05-31
    days on market $164,900 Active 184 DOM
17. 2026-05-09
    price $164,900 924-char remark

    Show marketing remark (924 chars)

    Centrally located in the charming heart of picturesque Fairfield, AR, this well-maintained home is filled with light thanks to its large windows. It boasts newer luxury vinyl plank flooring, insulated windows, a spacious living room, and a split floor plan that separates the primary bedroom from the guest rooms. The dining area sits just off the inviting kitchen, which opens to a covered deck overlooking a generous, fully fenced backyard. Additional features include ample closet space, a concrete rear slab ideal for grilling, under-deck storage, and an oversized two-car carport with extra storage space. Just minutes from banking, dining, two golf courses, three community pools, pickleball, tennis courts, medical facilities, houses of worship, a bowling alley, miniature golf, shopping and more. All this plus a full-service marina on pristine Greers Ferry Lake nestled in the foothills of the awe-inspiring Ozarks.

18. 2026-03-18
    price $169,900 924-char remark

    Show marketing remark (924 chars)

    Centrally located in the charming heart of picturesque Fairfield, AR, this well-maintained home is filled with light thanks to its large windows. It boasts newer luxury vinyl plank flooring, insulated windows, a spacious living room, and a split floor plan that separates the primary bedroom from the guest rooms. The dining area sits just off the inviting kitchen, which opens to a covered deck overlooking a generous, fully fenced backyard. Additional features include ample closet space, a concrete rear slab ideal for grilling, under-deck storage, and an oversized two-car carport with extra storage space. Just minutes from banking, dining, two golf courses, three community pools, pickleball, tennis courts, medical facilities, houses of worship, a bowling alley, miniature golf, shopping and more. All this plus a full-service marina on pristine Greers Ferry Lake nestled in the foothills of the awe-inspiring Ozarks.

19. 2025-11-25
    listed $174,900 New Listing 924-char remark

    Show marketing remark (924 chars)

    Centrally located in the charming heart of picturesque Fairfield, AR, this well-maintained home is filled with light thanks to its large windows. It boasts newer luxury vinyl plank flooring, insulated windows, a spacious living room, and a split floor plan that separates the primary bedroom from the guest rooms. The dining area sits just off the inviting kitchen, which opens to a covered deck overlooking a generous, fully fenced backyard. Additional features include ample closet space, a concrete rear slab ideal for grilling, under-deck storage, and an oversized two-car carport with extra storage space. Just minutes from banking, dining, two golf courses, three community pools, pickleball, tennis courts, medical facilities, houses of worship, a bowling alley, miniature golf, shopping and more. All this plus a full-service marina on pristine Greers Ferry Lake nestled in the foothills of the awe-inspiring Ozarks.

20. 2023-08-22
    soldstatus $140,000 Sold 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

21. 2023-08-21
    status Under Contract 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

22. 2023-06-12
    price $145,900 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

23. 2023-05-20
    status Back on Market 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

24. 2023-05-13
    historical Take Backups 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

25. 2023-04-14
    listed $149,900 New Listing 675-char remark

    Show marketing remark (675 chars)

    Come see this meticulously maintained home in the heart of FFB. The kitchen has been freshened up, new paint, and energy efficient windows and sliding door. Entry is nice wood parquet, tile, and new carpet in other rooms. Huge living room. Master BR apart from Guest BRs. Dining area adjacent to kitchen. All appliances are included. Fully fenced backyard with nice big trees and a cement patio for outdoor cooking. Also features a nice, covered back deck with storage below for gardening supplied and such. The huge two-car carport has plenty of space for lake toys and an extra storage closet! Quick access to golf course, shopping, restaurants, banking, and amenities!!!!

26. 2022-09-26
    historical
27. 2022-09-07
    price $144,900
28. 2022-05-10
    price $146,900
29. 2022-03-11
    listed $149,900 New Listing
30. 2021-09-10
    soldstatus $128,200
31. 2021-09-02
    soldstatus $128,200 Sold
32. 2021-07-19
    historical Take Backups
33. 2021-07-13
    status Back on Market
34. 2021-06-28
    historical Take Backups
35. 2021-06-25
    listed $124,900 New Listing
36. 1986-08-07
    soldstatus $55,000

ⓘ 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 · 16 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: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$2,616
• − Depreciation: −$4,797
• Taxable income: $212
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $2,618/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

+199.8% since first listed

20 events — show timeline

• 2026-05-09 Price Changed $164,900 CARMLS
• 2026-03-18 Price Changed $169,900 CARMLS
• 2025-11-25 Listed $174,900 CARMLS
• 2023-08-22 Sold (MLS) $140,000 CARMLS
• 2023-08-21 Pending — CARMLS
• 2023-06-12 Price Changed $145,900 CARMLS
• 2023-05-20 Relisted — CARMLS
• 2023-05-13 Contingent — CARMLS
• 2023-04-14 Listed $149,900 CARMLS
• 2022-09-26 Listing Removed — CARMLS
• 2022-09-07 Price Changed $144,900 CARMLS
• 2022-05-10 Price Changed $146,900 CARMLS
• 2022-03-11 Listed $149,900 CARMLS
• 2021-09-10 Sold (Public Records) $128,200 Public Records
• 2021-09-02 Sold (MLS) $128,200 CARMLS
• 2021-07-19 Contingent — CARMLS
• 2021-07-13 Relisted — CARMLS
• 2021-06-28 Contingent — CARMLS
• 2021-06-25 Listed $124,900 CARMLS
• 1986-08-07 Sold (Public Records) $55,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $69 · -49.7% YoY. Source: county tax records.