Real Estate Investing in Dumas, Arkansas (71639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71639 (Dumas, 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: 17.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- Lower household income: $38,008 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dumas, AR (71639)?
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Market Analysis: 71639 Dumas
The 71639 ZIP in Dumas, AR is a local-operator market. Outside capital chasing a $103K entry has to pair deep knowledge with the discount.
The 71639 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 71639 among AR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A resilient renter share of 38% in 71639 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 71639 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Dumas:
Market Trends
Home Value History (with trend line)
📊 How Does 71639 Compare?
| Metric | 71639 | Dumas | Pine Bluff, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $102,860 | $102,860 | N/A | $216,341 |
| 5-Year CAGR | 0.7% | 0.7% | N/A | 5.7% |
| Avg Rent | $801 | $801 | N/A | - |
| Cap Rate | 6.1% | 6.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71639 (Dumas, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $102,860 |
| Monthly Rent | $801 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.3% |
| Cap Rate | 6.1% |
| 5-Year IRR | 6.8% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +2.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.1%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 71639
Population: 5,385
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 71639
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
What are home prices like in Dumas, AR?
Homes in Dumas, AR typically sell near $103K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What is the typical renter like in Dumas, AR?
The renter base in Dumas, AR is reasonable for the $801/mo price point. Screening well and pricing to market typically yields consistent tenants.
Is Dumas, AR a smart market for rental property?
Dumas, AR stands at an investability rating of 3.0/5, with median home values near $103K and average rents around $801/mo. That combination puts it in the healthy tier for investor interest.
Is rental property easy to operate in Dumas, AR?
AR law landlord-friendly for landlords, and Dumas inherits those rules. Investors should still review local ordinances for rental licensing.
Is Dumas, AR a good market for FHA house hackers?
House hacking in Dumas, AR is a challenging. With home values around $103K and rents at $801/mo, owner-occupants can offset a meaningful share of PITI.
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