Real Estate Investing in Delaware, Arkansas (72835)
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Should you buy in 72835 (Delaware, AR)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Lower household income: $38,750 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Delaware, AR (72835)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 72835 Delaware
The 72835 ZIP in Delaware, AR is a local-operator market. Outside capital chasing a $189K entry has to pair deep knowledge with the discount.
For an experienced owner, 72835 can be a a credible choice for hunting ground — but the discount at $189K reflects genuine risk that outside investors often underestimate.
Within AR, ZIP 72835 trails on several market indicators that neighboring Logan County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 72835 ZIP's population of 829 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
Strategy in 72835 is an operator game, not a passive one. From a cash-flow lens, entry prices of $189K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Delaware:
Market Trends
Home Value History (with trend line)
📊 How Does 72835 Compare?
| Metric | 72835 | Delaware | Arkansas |
|---|---|---|---|
| Home Value | $189,407 | $189,407 | $216,341 |
| 5-Year CAGR | 3.1% | 3.1% | 5.7% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.6% | 3.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72835 (Delaware, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $189,407 |
| Monthly Rent | $873 |
| Price-to-Rent | 18.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +0.4% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (3.6%). 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 72835
Population: 829
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,214 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does Delaware, AR make sense for an investment property?
With a 3.0/5 investability score, Delaware, AR ranks as a solid market for rental property investors. Median prices of $189K and rents of $873/mo drive the underlying numbers.
What approach is best for Delaware, AR real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Delaware, AR. The numbers - $189K homes against $873/mo rents - support that play.
Does house hacking work in Delaware, AR?
House hacking in Delaware, AR is reasonable to execute. Prices around $189K and rents of $873/mo solid owner-occupant economics.
Do rentals sit vacant long in Delaware, AR?
Expect elevated vacancy in Delaware, AR. Rents at $873/mo are absorbed by the tenant base without meaningful lag.
Where do home prices stand in Delaware, AR?
Delaware, AR home values average about $189K. That price point suits investors targeting rentals with $873/mo in monthly income.
You know 72835 now. You don’t know where it ranks.
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