Real Estate Investing in Wesley, Arkansas (72773)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72773 (Wesley, AR)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.6% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Wesley, AR (72773)?
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Market Analysis: 72773 Wesley
The 72773 ZIP in Wesley, AR is a local-operator market. Outside capital chasing a $287K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 72773 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Wesley have seen price recovery that 72773 has not matched. Madison County data supports the view that the spread is structural rather than temporary.
Employment concentration in 72773 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 72773 is an operator game, not a passive one. Put differently, entry prices of $287K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Wesley:
Market Trends
Home Value History (with trend line)
📊 How Does 72773 Compare?
| Metric | 72773 | Wesley | Fayetteville-Springdale-Rogers, AR | Arkansas |
|---|---|---|---|---|
| Home Value | $287,190 | $287,190 | N/A | $216,341 |
| 5-Year CAGR | 7.8% | 7.8% | N/A | 5.7% |
| Avg Rent | $963 | $963 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72773 (Wesley, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $287,190 |
| Monthly Rent | $963 |
| Price-to-Rent | 24.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +15.2% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.6%). 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 72773
Population: 1,463
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
Frequently Asked Questions
Are homes affordable in Wesley, AR?
Wesley, AR median home values land near $287K. That is reasonable territory for investors looking at $963/mo-per-month rentals.
How much do tenants pay in Wesley, AR?
Expect rents around $963/mo per month in Wesley, AR. With home values at $287K, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Wesley, AR?
Tenant demand in Wesley, AR is solid. The local workforce $963/mo rents across most rental classes.
How strict are landlord regulations in Wesley, AR?
Rental owners in Wesley, AR deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Does house hacking work in Wesley, AR?
House hacking works a challenging in Wesley, AR. Rents of $963/mo against $287K acquisition make the strategy solid for owner-occupants.
You know 72773 now. You don’t know where it ranks.
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How 72773 ranks in Fayetteville-Springdale-Rogers, AR
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