232 Snead Dr · Fairfield Bay, AR 72088

$159,000

2 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 169 Days on market

Built 1975 0.40 ac lot $126/sqft · 7% below area Est $188k · 15% under $218/mo HOA · 12% 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 +22.6/30.0
• ARV discount +14.4/15.0
• DSCR +7.3/10.0
• 1% rule +6.5/10.0
• 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

Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Other amenities include: Pickle ball courts, 3 swimming pools, tennis courts, hiking trails, 80 miles of atv/utv trails, golfing, and bowling. Come check this one out before it's gone. See agent remarks

Key facts

• Pickle ball courts
• Swimming pools
• Tennis courts

Tags

• INDIAN HILLS GOLF COURSE
• SEPARATE STORAGE BUILDING
• HEATED AND COOLED SUNROOM
• PICKLE BALL COURTS
• SWIMMING POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 16 units permitted in Van Buren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $342 of equity ($1k loan paydown + $-757 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 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 $118k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 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. 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: 1.15% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $187,750
• List price: $159,000
• Delta: -15.31%
• 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
106 Whistling Pnes	0.09mi	2/2.0	1,206 (-4%)	7mo	$179,000	$148	83
212 Snead Dr	0.09mi	3/2.0 (+1)	1,272 (+1%)	13mo	$183,900	$145	78
332 Snead	0.31mi	2/2.0	1,286 (+2%)	11mo	$139,500	$108	72
111 Whistling Pines Ln	0.13mi	2/2.0	1,088 (-13%)	13mo	$147,500	$136	60
217 Snead Dr	0.12mi	3/2.0 (+1)	1,380 (+10%)	20mo	$155,000	$112	56
426 Woodlawn Dr	0.61mi	2/2.0	1,101 (-12%)	9mo	$135,000	$123	44

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: 4.5%
• Equity multiple: 1.21×
• Total profit: $9,157
• Equity at exit: $42,417

10-year hold

• IRR: 10.3%
• Equity multiple: 2.07×
• Total profit: $47,462
• Equity at exit: $48,083

Cash invested: $44,520 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,830 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$66
• HOA: −$218
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $271

Break-even live

Break-even rent $1,487

Max offer price $159,000

Occupancy floor 80%

Sensitivity live

Price	-10% $361	-5% $316	+0% $271	+5% $226	+10% $181
Rent	-10% $126	-5% $199	+0% $271	+5% $343	+10% $416
Rate	-1.0pp $351	-0.5pp $311	base $271	+0.5pp $230	+1.0pp $188

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 32 events

1. 2026-06-21
   statusdays on market $159,000 Take Backups 169 DOM
2. 2026-06-19
   days on market $159,000 Active 167 DOM
3. 2026-06-18
   days on market $159,000 Active 166 DOM
4. 2026-06-17
   days on market $159,000 Active 165 DOM
5. 2026-06-16
   days on market $159,000 Active 164 DOM
6. 2026-06-15
   days on market $159,000 Active 163 DOM
7. 2026-06-14
   days on market $159,000 Active 161 DOM
8. 2026-06-12
   days on market $159,000 Active 160 DOM
9. 2026-06-09
   days on market $159,000 Active 157 DOM
10. 2026-06-08
    days on market $159,000 Active 156 DOM
11. 2026-06-07
    days on market $159,000 Active 155 DOM
12. 2026-06-07
    days on market $159,000 Active 154 DOM
13. 2026-06-04
    days on market $159,000 Active 151 DOM
14. 2026-06-02
    days on market $159,000 Active 150 DOM
15. 2026-06-01
    days on market $159,000 Active 149 DOM
16. 2026-05-31
    days on market $159,000 Active 148 DOM
17. 2026-05-31
    days on market $159,000 Active 147 DOM
18. 2026-03-19
    price $159,000 1197-char remark

    Show marketing remark (1197 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Other amenities include: Pickle ball courts, 3 swimming pools, tennis courts, hiking trails, 80 miles of atv/utv trails, golfing, and bowling. Come check this one out before it's gone. See agent remarks

19. 2026-01-02
    listed $169,000 New Listing 1197-char remark

    Show marketing remark (1197 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Other amenities include: Pickle ball courts, 3 swimming pools, tennis courts, hiking trails, 80 miles of atv/utv trails, golfing, and bowling. Come check this one out before it's gone. See agent remarks

20. 2024-03-08
    soldstatus $117,500
21. 2024-03-01
    soldstatus $117,500 Sold 1222-char remark

    Show marketing remark (1222 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Although in need some of repairs, this property is being offered at a discounted price, allowing you to personalize it to your exact tastes & requirements. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Hiking/Biking/ATV/UTV Trails. DO NOT WALK ON DECK, NEEDS REPAIRS.

22. 2024-01-13
    historical Take Backups 1222-char remark

    Show marketing remark (1222 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Although in need some of repairs, this property is being offered at a discounted price, allowing you to personalize it to your exact tastes & requirements. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Hiking/Biking/ATV/UTV Trails. DO NOT WALK ON DECK, NEEDS REPAIRS.

23. 2023-10-20
    status Back on Market 1222-char remark

    Show marketing remark (1222 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Although in need some of repairs, this property is being offered at a discounted price, allowing you to personalize it to your exact tastes & requirements. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Hiking/Biking/ATV/UTV Trails. DO NOT WALK ON DECK, NEEDS REPAIRS.

24. 2023-09-15
    historical Escape Clause 1222-char remark

    Show marketing remark (1222 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Although in need some of repairs, this property is being offered at a discounted price, allowing you to personalize it to your exact tastes & requirements. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Hiking/Biking/ATV/UTV Trails. DO NOT WALK ON DECK, NEEDS REPAIRS.

25. 2023-09-08
    listed $130,000 New Listing 1222-char remark

    Show marketing remark (1222 chars)

    Welcome to your new oasis. Located on Indian Hills Golf Course, this charming home offers a unique opportunity to create your dream residence. Although in need some of repairs, this property is being offered at a discounted price, allowing you to personalize it to your exact tastes & requirements. Nestled amidst the lush greenery, this property features a green house, perfect for those with a passion for gardening or growing your own organic produce. Additionally, a separate storage building provides ample space to store all your outdoor equipment, ensuring a clutter-free home . One of the standout features of this home is the heated & cooled sunroom, providing year-round enjoyment & serving as the perfect spot to relax & unwind while soaking in the beautiful views of the golf course. Golfers will relish the convenience of having this stunning course right in their backyard. Whether you're a golf enthusiast or simply enjoy the peaceful serenity that comes with living on a golf course, this location offers the best of both worlds. Explore the Bay's enchanting surroundings, where Greers Ferry Lake is 10 minutes away. Hiking/Biking/ATV/UTV Trails. DO NOT WALK ON DECK, NEEDS REPAIRS.

26. 2022-01-02
    status Under Contract
27. 2022-01-01
    historical
28. 2021-10-21
    status Back on Market
29. 2021-10-01
    status Under Contract
30. 2021-07-26
    listed $139,900 New Listing
31. 2003-07-11
    soldstatus $60,000
32. 1995-12-11
    soldstatus $65,000

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$337/yr (+$28/mo · 49.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥107°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,961
• − Mortgage interest: −$8,906
• − Property taxes: −$681
• − Insurance: −$795
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$2,616
• − Depreciation: −$4,625
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $3,054/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

+144.6% since first listed

15 events — show timeline

• 2026-03-19 Price Changed $159,000 CARMLS
• 2026-01-02 Listed $169,000 CARMLS
• 2024-03-08 Sold (Public Records) $117,500 Public Records
• 2024-03-01 Sold (MLS) $117,500 CARMLS
• 2024-01-13 Contingent — CARMLS
• 2023-10-20 Relisted — CARMLS
• 2023-09-15 Contingent — CARMLS
• 2023-09-08 Listed $130,000 CARMLS
• 2022-01-02 Pending — CARMLS
• 2022-01-01 Listing Removed — CARMLS
• 2021-10-21 Relisted — CARMLS
• 2021-10-01 Pending — CARMLS
• 2021-07-26 Listed $139,900 CARMLS
• 2003-07-11 Sold (Public Records) $60,000 Public Records
• 1995-12-11 Sold (Public Records) $65,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $681 · +138.3% YoY. Source: county tax records.