Real Estate Investing in Pearcy, Arkansas (71964)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71964 (Pearcy, AR)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pearcy, AR (71964)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 71964 Pearcy
Looking more closely, ZIP 71964 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $265K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 71964 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 71964 and stronger Pearcy ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 71964 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 71964 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Pearcy:
Property Strategy for 71964
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $200,738 | $1,080 | 3.9% | +7.9% | $100,369 |
| 3BR | $244,451 | $1,380 | 4.1% | +8.8% | $81,484 |
| 4BR | $342,314 | $1,630 | 3.4% | +8.6% | $85,578 |
Market Trends
Home Value History (with trend line)
📊 How Does 71964 Compare?
| Metric | 71964 | Pearcy | Hot Springs, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $264,753 | $264,753 | N/A | $216,341 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 5.7% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71964 (Pearcy, AR). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 71964 (Pearcy, AR)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $264,753 |
| Monthly Rent | $972 |
| Price-to-Rent | 22.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (2.9%). 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 71964
Population: 4,891
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 71964
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,315 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How landlord-friendly is Pearcy, AR?
Landlord-friendliness in Pearcy, AR is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are renters plentiful in Pearcy, AR?
Working renters make up the core of the Pearcy, AR tenant base. The pool is reasonable for investors targeting long-term holds.
How high is vacancy risk in Pearcy, AR?
Pearcy, AR carries elevated vacancy risk. Expect even-keeled absorption at market rents of $972/mo.
Does a duplex house hack pencil in Pearcy, AR?
The a challenging house-hack environment in Pearcy, AR reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average home sale price in Pearcy, AR?
Expect median prices around $265K in Pearcy, AR. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
You know 71964 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 71964 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 71964 ranks in Hot Springs, AR
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 71964 (Pearcy)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 71964 (Pearcy, AR).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.