Real Estate Investing in Forrest City, Arkansas (72335)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72335 (Forrest City, 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: 16.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- Elevated poverty: 27.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Forrest City, AR (72335)?
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Market Analysis: 72335 Forrest City
ZIP 72335 offers what many appreciation markets cannot: an affordable basis at $74K and rent support of $846/mo for rehab-driven equity creation in Saint Francis County.
Value-add is the defining thesis in 72335. Homes trade near $74K, well below the state median, and rehabbed comps tend to clear meaningfully higher — a classic forced-equity setup.
Comparing Forrest City submarkets, ZIP 72335 offers an entry cost that most surrounding neighborhoods have moved past. The significant delta is the opportunity.
Household income in 72335 supports the rent-lift thesis. 16,514 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
ZIP 72335 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Forrest City:
Market Trends
Home Value History (with trend line)
📊 How Does 72335 Compare?
| Metric | 72335 | Forrest City | Forrest City, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $73,781 | $73,781 | N/A | $216,341 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.7% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 8.9% | 8.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72335 (Forrest City, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $73,781 |
| Monthly Rent | $846 |
| Price-to-Rent | 7.3:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 13.8% |
| Cap Rate | 8.9% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +1.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (8.9%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 72335
Population: 16,514
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 72335
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 572 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Forrest City, AR?
Expect median prices around $74K in Forrest City, AR. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Does the 1% rule work in Forrest City, AR?
Yes, many Forrest City, AR properties clear the 1% rule. The rent-to-price ratio averages 1.15%, supported by $846/mo rents.
Can owner-occupants cash flow in Forrest City, AR?
House hacking in Forrest City, AR is an attractive. With home values around $74K and rents at $846/mo, owner-occupants can offset a meaningful share of PITI.
Is BRRRR a fit for Forrest City, AR?
Investors running BRRRR in Forrest City, AR see a strong outcomes. Deal flow and rehab execution matter more than the macro here.
What do landlords charge for rent in Forrest City, AR?
Investors in Forrest City, AR typically see rents near $846/mo per month against $74K home values - a solid setup for rental cash flow.
You know 72335 now. You don’t know where it ranks.
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