Real Estate Investing in Leola, Arkansas (72084)
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Should you buy in 72084 (Leola, AR)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 26.5% of homes vacant — above national norms.
- Declining values: -0.7% 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 Leola, AR (72084)?
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Market Analysis: 72084 Leola
The 72084 ZIP in Leola, AR is a local-operator market. Outside capital chasing a $137K entry has to pair deep knowledge with the discount.
For an experienced owner, 72084 can be a an appealing option for hunting ground — but the discount at $137K reflects genuine risk that outside investors often underestimate.
Within AR, ZIP 72084 trails on several market indicators that neighboring Grant County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 72084 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 72084 is an operator game, not a passive one. Meanwhile, entry prices of $137K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Leola:
Market Trends
Home Value History (with trend line)
📊 How Does 72084 Compare?
| Metric | 72084 | Leola | Little Rock-North Little Rock-Conway, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $136,588 | $136,588 | N/A | $216,341 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $999 | $999 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72084 (Leola, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $136,588 |
| Monthly Rent | $999 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +8.2% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | -0.7% ▼ |
| 10-Year CAGR | +2.7% ▲ |
🏠 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 (5.7%). 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 72084
Population: 1,132
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
Frequently Asked Questions
How much do tenants pay in Leola, AR?
Rental rates in Leola, AR average $999/mo. Tenant demand and $137K home values make the yield look reasonable by investor standards.
Do landlords face vacancy issues in Leola, AR?
Vacancy in Leola, AR is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $999/mo.
What investment strategy works best in Leola, AR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Leola, AR. The numbers - $137K homes against $999/mo rents - support that play.
How qualified is the tenant pool in Leola, AR?
Leola, AR offers a measured renter base at the $999/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is AR a landlord-friendly state?
For rental operators, Leola, AR rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
You know 72084 now. You don’t know where it ranks.
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How 72084 ranks in Little Rock-North Little Rock-Conway, AR
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