Real Estate Investing in Fordyce, Arkansas (71742)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71742 (Fordyce, 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: 33.4% of homes vacant — above national norms.
- Declining values: -1.9% 5-year CAGR — values have moved lower.
- Lower household income: $36,900 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 Fordyce, AR (71742)?
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Market Analysis: 71742 Fordyce
Not every below-median market is a bargain. Fordyce's 71742 ZIP reports signals that favor experienced operators who can absorb the risk $117K pricing implies.
Rent of $837/mo on a $117K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 71742 sits below the stated 0.0% once reality is priced in.
The gap between 71742 and stronger Fordyce ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 71742 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 71742 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fordyce:
Market Trends
Home Value History (with trend line)
📊 How Does 71742 Compare?
| Metric | 71742 | Fordyce | Camden, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $116,875 | $116,875 | N/A | $216,341 |
| 5-Year CAGR | N/A | N/A | N/A | 5.7% |
| Avg Rent | $837 | $837 | N/A | - |
| Cap Rate | 5.6% | 5.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71742 (Fordyce, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $116,875 |
| Monthly Rent | $837 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 3.7% |
📈 Home Appreciation
| 1-Year | +17.9% ▲ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | -1.9% ▼ |
| 10-Year CAGR | +0.7% ▲ |
🏠 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 (5.6%). 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 71742
Population: 4,424
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 71742
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
What is the typical home price in Fordyce, AR?
Fordyce, AR median home values land near $117K. That is reasonable territory for investors looking at $837/mo-per-month rentals.
What approach is best for Fordyce, AR real estate?
In Fordyce, AR the robust play is typically careful cash-flow rentals with hands-on management. The combination of $117K prices and $837/mo rents suits that approach.
What is it like being a landlord in Fordyce, AR?
Rental owners in Fordyce, AR deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is Fordyce, AR a good market for FHA house hackers?
For house hackers, Fordyce, AR is a challenging. The $837/mo rent on a unit helps defray the mortgage on a $117K property.
What is the typical rental rate in Fordyce, AR?
Fordyce, AR rentals go for roughly $837/mo a month. That puts gross yield in solid territory relative to $117K acquisition costs.
You know 71742 now. You don’t know where it ranks.
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