Real Estate Investing in Berryville, Arkansas (72616)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72616 (Berryville, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Berryville, AR (72616)?
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Market Analysis: 72616 Berryville
The 72616 ZIP covers a section of Berryville that demands careful diligence. Prices near $245K look accessible, but the work to make a deal cash flow is real.
In practical terms, the numbers look inviting — $245K purchase price, 0.0% nominal cap — the work to hit that pro forma in 72616 is substantial and deserves full respect.
The gap between 72616 and stronger Berryville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 72616 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 72616 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Berryville:
Property Strategy for 72616
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $173,117 | $950 | 4.0% | +10.5% | $86,559 |
| 3BR | $231,880 | $1,140 | 3.5% | +9.4% | $77,293 |
| 4BR | $298,415 | $1,340 | 3.2% | +8.1% | $74,604 |
Market Trends
Home Value History (with trend line)
📊 How Does 72616 Compare?
| Metric | 72616 | Berryville | Arkansas |
|---|---|---|---|
| Home Value | $245,110 | $245,110 | $216,341 |
| 5-Year CAGR | 6.0% | 6.0% | 5.7% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 72616 (Berryville, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $245,110 |
| Monthly Rent | $855 |
| Price-to-Rent | 23.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (2.7%). 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 72616
Population: 11,046
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 72616
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 Berryville, AR?
Homes in Berryville, AR typically sell near $245K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is Berryville in AR worth investing in?
The 3.0/5 investability rating in Berryville, AR reflects its $245K prices and $855/mo rents. Investors generally consider it a solid option within AR.
Is it easy to find good tenants in Berryville, AR?
Working renters make up the core of the Berryville, AR tenant base. The pool is reasonable for investors targeting long-term holds.
What does house hacking look like in Berryville, AR?
Berryville, AR offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $855/mo rent level.
Do rentals sit vacant long in Berryville, AR?
Vacancy in Berryville, AR is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $855/mo.
You know 72616 now. You don’t know where it ranks.
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