234 Snead Dr · Fairfield Bay, AR 72088

$164,900

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 127 Days on market

Built 1982 0.31 ac lot $140/sqft · at area comps Est $171k · at est. $218/mo HOA · 12% 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 +16.4/30.0
• ARV discount +9.2/15.0
• 1% rule +6.1/10.0
• DSCR +5.1/10.0
• 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

Beautiful one-level home in Fairfield Bay with stunning views of Indian Hills Golf Course! This well-maintained property features an oversized garage with extra workspace, perfect for hobbies or storage. Enjoy relaxing in the bright sunroom overlooking the green, a true highlight of the home. Inside, you’ll find newer windows, updated exterior paint, and newer kitchen appliances for added comfort and efficiency. The cozy living area offers a charming stone fireplace, ideal for cool evenings. New carpets in bedrooms. There are beautiful handscraped hardwood floors in the living area. Nice vaulted ceiling with wood beams. Nice firepit in the back yard. Conveniently located near all the amenities Fairfield Bay has to offer, including golf, marina, trails, and just minutes from Greers Ferry Lake. Don’t miss this wonderful opportunity for full-time living or a vacation retreat!

Key facts

• Newer windows
• Stone fireplace
• Bright sunroom

Tags

• OVERSIZED GARAGE
• BRIGHT SUNROOM
• NEWER WINDOWS
• UPDATED EXTERIOR PAINT
• NEWER KITCHEN APPLIANCES
• STONE FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 7.0% 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 $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.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

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

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 7.5

CMA / ARV

• ARV (median comp): $171,236
• List price: $164,900
• Delta: -3.70%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Whistling Pnes	0.11mi	2/2.0	1,206 (+3%)	7mo	$179,000	$148	85
111 Whistling Pines Ln	0.15mi	2/2.0	1,088 (-8%)	13mo	$147,500	$136	70
212 Snead Dr	0.11mi	3/2.0 (+1)	1,272 (+8%)	13mo	$183,900	$145	66
332 Snead	0.30mi	2/2.0	1,286 (+9%)	11mo	$139,500	$108	61
426 Woodlawn Dr	0.59mi	2/2.0	1,101 (-6%)	9mo	$135,000	$123	55

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: -1.1%
• Equity multiple: 0.95×
• Total profit: $-2,348
• Equity at exit: $43,991

10-year hold

• IRR: 5.1%
• Equity multiple: 1.52×
• Total profit: $23,891
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$218
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $94

Break-even live

Break-even rent $1,718

Max offer price $164,900

Occupancy floor 90%

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: —

HOA detail

• Monthly dues: $218 · $2,616/yr

Listing history 37 events

1. 2026-06-19
   days on market $164,900 Active 127 DOM
2. 2026-06-18
   days on market $164,900 Active 126 DOM
3. 2026-06-17
   days on market $164,900 Active 125 DOM
4. 2026-06-16
   days on market $164,900 Active 124 DOM
5. 2026-06-15
   days on market $164,900 Active 123 DOM
6. 2026-06-14
   days on market $164,900 Active 121 DOM
7. 2026-06-12
   days on market $164,900 Active 120 DOM
8. 2026-06-09
   days on market $164,900 Active 117 DOM
9. 2026-06-08
   days on market $164,900 Active 116 DOM
10. 2026-06-07
    days on market $164,900 Active 115 DOM
11. 2026-06-07
    days on market $164,900 Active 114 DOM
12. 2026-06-04
    days on market $164,900 Active 111 DOM
13. 2026-06-02
    days on market $164,900 Active 110 DOM
14. 2026-06-01
    days on market $164,900 Active 109 DOM
15. 2026-05-31
    days on market $164,900 Active 108 DOM
16. 2026-05-31
    days on market $164,900 Active 107 DOM
17. 2026-04-24
    price $164,900 897-char remark

    Show marketing remark (897 chars)

    Beautiful one-level home in Fairfield Bay with stunning views of Indian Hills Golf Course! This well-maintained property features an oversized garage with extra workspace, perfect for hobbies or storage. Enjoy relaxing in the bright sunroom overlooking the green, a true highlight of the home. Inside, you’ll find newer windows, updated exterior paint, and newer kitchen appliances for added comfort and efficiency. The cozy living area offers a charming stone fireplace, ideal for cool evenings. New carpets in bedrooms. There are beautiful handscraped hardwood floors in the living area. Nice vaulted ceiling with wood beams. Nice firepit in the back yard. Conveniently located near all the amenities Fairfield Bay has to offer, including golf, marina, trails, and just minutes from Greers Ferry Lake. Don’t miss this wonderful opportunity for full-time living or a vacation retreat!

18. 2026-03-28
    price $169,900 897-char remark

    Show marketing remark (897 chars)

    Beautiful one-level home in Fairfield Bay with stunning views of Indian Hills Golf Course! This well-maintained property features an oversized garage with extra workspace, perfect for hobbies or storage. Enjoy relaxing in the bright sunroom overlooking the green, a true highlight of the home. Inside, you’ll find newer windows, updated exterior paint, and newer kitchen appliances for added comfort and efficiency. The cozy living area offers a charming stone fireplace, ideal for cool evenings. New carpets in bedrooms. There are beautiful handscraped hardwood floors in the living area. Nice vaulted ceiling with wood beams. Nice firepit in the back yard. Conveniently located near all the amenities Fairfield Bay has to offer, including golf, marina, trails, and just minutes from Greers Ferry Lake. Don’t miss this wonderful opportunity for full-time living or a vacation retreat!

19. 2026-02-10
    listed $174,900 New Listing 897-char remark

    Show marketing remark (897 chars)

    Beautiful one-level home in Fairfield Bay with stunning views of Indian Hills Golf Course! This well-maintained property features an oversized garage with extra workspace, perfect for hobbies or storage. Enjoy relaxing in the bright sunroom overlooking the green, a true highlight of the home. Inside, you’ll find newer windows, updated exterior paint, and newer kitchen appliances for added comfort and efficiency. The cozy living area offers a charming stone fireplace, ideal for cool evenings. New carpets in bedrooms. There are beautiful handscraped hardwood floors in the living area. Nice vaulted ceiling with wood beams. Nice firepit in the back yard. Conveniently located near all the amenities Fairfield Bay has to offer, including golf, marina, trails, and just minutes from Greers Ferry Lake. Don’t miss this wonderful opportunity for full-time living or a vacation retreat!

20. 2019-03-22
    historical
21. 2019-02-03
    price $119,900
22. 2019-02-02
    status Price Change
23. 2019-01-10
    historical
24. 2018-09-21
    listed $104,900 New Listing
25. 2018-09-04
    historical
26. 2018-06-09
    price $94,900
27. 2018-05-03
    price $99,900
28. 2018-04-19
    price $105,900
29. 2017-09-05
    price $115,900
30. 2017-08-02
    price $124,900
31. 2017-05-19
    price $134,900
32. 2017-04-13
    price $139,900
33. 2017-01-26
    listed $149,900 New Listing
34. 2015-09-29
    soldstatus $65,000 Sold
35. 2015-09-29
    soldstatus $65,000
36. 2015-06-26
    price $79,500
37. 2015-06-03
    listed $85,500 Active

ⓘ 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 4/10 Moderate 6 d/yr ≥107°F today · 15 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: $22,046
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$2,616
• − Depreciation: −$4,797
• Taxable loss: −$1,430
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,468/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

+92.9% since first listed

21 events — show timeline

• 2026-04-24 Price Changed $164,900 CARMLS
• 2026-03-28 Price Changed $169,900 CARMLS
• 2026-02-10 Listed $174,900 CARMLS
• 2019-03-22 Listing Removed — CARMLS
• 2019-02-03 Price Changed $119,900 CARMLS
• 2019-02-02 Relisted — CARMLS
• 2019-01-10 Listing Removed — CARMLS
• 2018-09-21 Listed $104,900 CARMLS
• 2018-09-04 Listing Removed — CARMLS
• 2018-06-09 Price Changed $94,900 CARMLS
• 2018-05-03 Price Changed $99,900 CARMLS
• 2018-04-19 Price Changed $105,900 CARMLS
• 2017-09-05 Price Changed $115,900 CARMLS
• 2017-08-02 Price Changed $124,900 CARMLS
• 2017-05-19 Price Changed $134,900 CARMLS
• 2017-04-13 Price Changed $139,900 CARMLS
• 2017-01-26 Listed $149,900 CARMLS
• 2015-09-29 Sold (Public Records) $65,000 Public Records
• 2015-09-29 Sold (MLS) $65,000 CARMLS
• 2015-06-26 Price Changed $79,500 CARMLS
• 2015-06-03 Listed $85,500 CARMLS

Property tax history

-17.6%/yr

Latest (2025): $65 · -60.6% YoY. Source: county tax records.