Mountain Home, AR Cap Rate 4.08%
Mountain Home is a budget-friendly market in the South with a small but investable metro of 50,000. At a 4.08% estimated cap rate, this is a moderate market where rents of $1,120/mo lag behind home prices. With a median home price of $230,000 and steady population growth supports long-term rental demand, Mountain Home offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Mountain Home
Mountain Home's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $230,000, the $1,120/mo rent produces only $783/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($46K at 7%) would result in approximately $-441/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 17.1x gross rent multiplier and 6% vacancy rate position Mountain Home as a balanced market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 6.6% before financing leverage.
Deal Modeling & Scenarios for Mountain Home
All figures below are computed from Mountain Home's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 0.61% effective rate on the $230,000 median price, the annual tax bill is $1,403 — that's below national average (-42% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Mountain Home continues appreciating at 2.5%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $230K | $1,120 | 4.1% |
| Year 1 | $236K | $1,154 | 4.1% |
| Year 2 | $242K | $1,188 | 4.1% |
| Year 3 | $248K | $1,224 | 4.1% |
| Year 4 | $254K | $1,261 | 4.2% |
| Year 5 | $260K | $1,298 | 4.2% |
Three Financing Scenarios
Same median-priced Mountain Home property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $230K | $783 | $9,391 | 4.1% |
| 20% down conventional @ 7% | $53K | $-441 | $-5,293 | -10.0% |
| 25% down DSCR @ 8.5% | $67K | $-544 | $-6,528 | -9.8% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $173K | $952 | $7,168 | 4.2% | $597 |
| At median | $230K | $1,120 | $8,160 | 3.5% | $680 |
| Above median (~125% price) | $288K | $1,288 | $9,152 | 3.2% | $763 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Mountain Home's historical appreciation rate of 2.5%:
On a $46K down payment, that's a 38.2% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Mountain Home
Automated checks against the underlying data — surface only the risks that actually apply to Mountain Home, not generic boilerplate:
Cap Rate Calculator — Mountain Home
Pre-filled with Mountain Home medians. Adjust to match a specific property.
Cash-on-Cash Return — Mountain Home
Factor in financing to see your actual return on invested capital in Mountain Home.
Is Mountain Home a Good Place to Invest in Rental Property?
Mountain Home, AR has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $230,000 paired with median rents of $1,120/mo produces an estimated cap rate of 4.08%.
Property taxes at 0.61% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.0x, homes cost about 5.0 times the local median income of $46,400. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Mountain Home presents moderate opportunities. Cap rates near 4.08% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.