Real Estate Investing in Malvern, Arkansas (72104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72104 (Malvern, AR)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Malvern, AR (72104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 72104 Malvern
ZIP 72104 inside Hot Spring County looks affordable on the surface — median value of $147K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 72104 can be a a credible choice for hunting ground — but the discount at $147K reflects genuine risk that outside investors often underestimate.
ZIP 72104's metrics run below Hot Spring County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 72104 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 72104 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 Malvern:
Property Strategy for 72104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $103,924 | $940 | 6.5% | +7.8% | $51,962 |
| 3BR | $179,556 | $1,240 | 5.0% | +8.8% | $59,852 |
| 4BR | $262,046 | $1,470 | 4.0% | +7.7% | $65,511 |
Market Trends
Home Value History (with trend line)
📊 How Does 72104 Compare?
| Metric | 72104 | Malvern | Malvern, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $146,680 | $146,680 | N/A | $216,341 |
| 5-Year CAGR | 1.3% | 1.3% | N/A | 5.7% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
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 72104 (Malvern, AR). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 72104 (Malvern, AR)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $146,680 |
| Monthly Rent | $846 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +3.5% ▲ |
🏠 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 (4.5%). 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 72104
Population: 23,222
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 72104
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
Investor Insight: With 1,014 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Malvern, AR?
Malvern, AR carries elevated vacancy risk. Expect measured absorption at market rents of $846/mo.
How viable is house hacking in Malvern, AR?
House hacking works a challenging in Malvern, AR. Rents of $846/mo against $147K acquisition make the strategy solid for owner-occupants.
What kind of market is Malvern, AR for investors?
The 3.0/5 investability rating in Malvern, AR reflects its $147K prices and $846/mo rents. Investors generally consider it a solid option within AR.
Which real estate strategy fits Malvern, AR?
In Malvern, AR the solid play is typically careful cash-flow rentals with hands-on management. The combination of $147K prices and $846/mo rents suits that approach.
How strong are rents in Malvern, AR?
Malvern, AR rentals go for roughly $846/mo a month. That puts gross yield in solid territory relative to $147K acquisition costs.
You know 72104 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 72104 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 72104 (Malvern)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 72104 (Malvern, AR).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.