Real Estate Investing in Williford, Arkansas (72482)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72482 (Williford, 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: 36.6% of homes vacant — above national norms.
- Declining values: -1.1% 5-year CAGR — values have moved lower.
- Higher unemployment: 8.8% unemployment — tenant risk signal.
- Lower household income: $39,618 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 Williford, AR (72482)?
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Market Analysis: 72482 Williford
This part of Sharp County is not an easy win. The 72482 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $828/mo on a $120K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 72482 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 72482 among AR's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
From a cash-flow lens, 1,481 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 72482 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Williford:
Market Trends
Home Value History (with trend line)
📊 How Does 72482 Compare?
| Metric | 72482 | Williford | Batesville, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $119,693 | $119,693 | N/A | $216,341 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72482 (Williford, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $119,693 |
| Monthly Rent | $828 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | -1.0% ▼ |
| 5-Year CAGR | -1.1% ▼ |
| 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 (5.4%). 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 72482
Population: 1,481
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
What price range are homes in Williford, AR?
Expect median prices around $120K in Williford, AR. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Are there empty rentals in Williford, AR?
Rental vacancy in Williford, AR is elevated. Investors should budget normal turnover but not chronic empty units.
Are eviction rules reasonable in Williford, AR?
The landlord environment in Williford, AR is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Can I live-in-and-rent in Williford, AR?
House hacking in Williford, AR is reasonable to execute. Prices around $120K and rents of $828/mo solid owner-occupant economics.
How strong is the working-renter base in Williford, AR?
Williford, AR draws a steady base of working renters. Demand at the $828/mo rent level is reasonable for standard single-family and small multi rentals.
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How 72482 ranks in Batesville, AR
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