Real Estate Investing in Ward, Arkansas (72176)
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Should you buy in 72176 (Ward, AR)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
What’s happening in Ward, AR (72176)?
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Market Analysis: 72176 Ward
ZIP 72176 in Ward, AR carries a significant set of headwinds. Home values near $213K and rents of $1,306/mo sit inside a market where underwriting has to be tight.
Rent of $1,306/mo on a $213K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 72176 sits below the stated 0.0% once reality is priced in.
Within AR, ZIP 72176 trails on several market indicators that neighboring Lonoke County submarkets outperform. The gap is real and healthy enough to shape underwriting.
The demographic picture in 72176 includes headwinds that any investor should price in. Income distribution skews lower than Ward averages, and tenant stability requires active management.
Strategically, 72176 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 Ward:
Property Strategy for 72176
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $200,485 | $1,540 | 5.5% | +8.7% | $66,828 |
| 4BR | $229,304 | $1,820 | 5.7% | +6.4% | $57,326 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 72176 Compare?
| Metric | 72176 | Ward | Little Rock-North Little Rock-Conway, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $213,404 | $213,404 | N/A | $216,341 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 5.7% |
| Avg Rent | $1,306 | $1,306 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72176 (Ward, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $213,404 |
| Monthly Rent | $1,306 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (4.8%). 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 72176
Population: 8,895
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 72176
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
What is the tenant pool like in Ward, AR?
The tenant pool in Ward, AR is solid, supported by local employment and population fundamentals. Rents of $1,306/mo are well-absorbed by the market.
How strict are landlord regulations in Ward, AR?
Ward, AR operates under AR law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
What price range are homes in Ward, AR?
Median home price in Ward, AR is near $213K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
Do landlords face vacancy issues in Ward, AR?
Expect elevated vacancy in Ward, AR. Rents at $1,306/mo are absorbed by the tenant base without meaningful lag.
What do rentals go for in Ward, AR?
Average rent in Ward, AR is approximately $1,306/mo per month. Against $213K home values that yields a reasonable rent-to-price ratio.
You know 72176 now. You don’t know where it ranks.
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How 72176 ranks in Little Rock-North Little Rock-Conway, AR
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