Real Estate Investing in Altus, Arkansas (72821)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72821 (Altus, AR)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 14.1% of homes vacant — above national norms.
- Elevated poverty: 29.5% poverty rate — can affect rent collection.
- Lower household income: $36,442 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 Altus, AR (72821)?
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Market Analysis: 72821 Altus
Investors eyeing 72821 need to respect the fundamentals at play. Home values of $126K come alongside slower price movement and elevated management overhead.
Meanwhile, the numbers look inviting — $126K purchase price, 0.0% nominal cap — the work to hit that pro forma in 72821 is substantial and deserves full respect.
ZIP 72821's metrics run below Franklin County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 72821 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Altus's stable or hybrid ZIPs before stepping into 72821. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Altus:
Market Trends
Home Value History (with trend line)
📊 How Does 72821 Compare?
| Metric | 72821 | Altus | Fort Smith, AR-OK | Arkansas |
|---|---|---|---|---|
| Home Value | $126,393 | $126,393 | N/A | $216,341 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 5.7% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72821 (Altus, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $126,393 |
| Monthly Rent | $792 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (4.9%). 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 72821
Population: 2,022
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 72821
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
Frequently Asked Questions
How much rent can I charge in Altus, AR?
The typical rental in Altus, AR commands about $792/mo monthly. That rent profile consistent cash flow against the $126K purchase basis.
How viable is house hacking in Altus, AR?
House hacking works a challenging in Altus, AR. Rents of $792/mo against $126K acquisition make the strategy solid for owner-occupants.
What is the investability score for Altus, AR?
Altus, AR scores 3.0/5 for investability. Home values sit at $126K and rents near $792/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are home prices like in Altus, AR?
Typical homes in Altus, AR go for around $126K. The 5-year CAGR of 0.0% measured price movement.
What type of investing works in Altus, AR?
Altus, AR investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($126K prices, $792/mo rents) make it a reasonable choice.
You know 72821 now. You don’t know where it ranks.
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