Real Estate Investing in Crossett, Arkansas (71635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71635 (Crossett, AR)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 23.5% of homes vacant — above national norms.
- Declining values: -2.2% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crossett, AR (71635)?
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Market Analysis: 71635 Crossett
The 71635 ZIP covers a section of Crossett that demands careful diligence. Prices near $83K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 71635 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within AR, ZIP 71635 trails on several market indicators that neighboring Ashley County submarkets outperform. The gap is real and resilient enough to shape underwriting.
Who lives in 71635 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Crossett:
Market Trends
Home Value History (with trend line)
📊 How Does 71635 Compare?
| Metric | 71635 | Crossett | Arkansas |
|---|---|---|---|
| Home Value | $83,315 | $83,315 | $216,341 |
| 5-Year CAGR | N/A | N/A | 5.7% |
| Avg Rent | $801 | $801 | - |
| Cap Rate | 7.5% | 7.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71635 (Crossett, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $83,315 |
| Monthly Rent | $801 |
| Price-to-Rent | 8.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.5% |
| Cap Rate | 7.5% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | -5.4% ▼ |
| 5-Year CAGR | -2.2% ▼ |
| 10-Year CAGR | +1.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 71635
Population: 10,368
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 71635
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is housing expensive in Crossett, AR?
In Crossett, AR the median home value sits at $83K. Against the broader AR market, that reads as reasonable for most investors.
How qualified is the tenant pool in Crossett, AR?
Tenant quality in Crossett, AR ranks as solid. Landlords generally report consistent occupancy at market rents of $801/mo.
Are landlord laws favorable in Crossett, AR?
AR law landlord-friendly for landlords, and Crossett inherits those rules. Investors should still review local ordinances for rental licensing.
Can I house hack in Crossett, AR?
For house hackers, Crossett, AR is a challenging. The $801/mo rent on a unit helps defray the mortgage on a $83K property.
Is Crossett, AR a good place for real estate investing?
Crossett, AR scores 3.0/5 for investability. Home values sit at $83K and rents near $801/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 71635 now. You don’t know where it ranks.
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