Real Estate Investing in Fort Smith, Arkansas (72904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 72904 (Fort Smith, 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.
- Flat appreciation: Values have barely moved over 5 years (1.2% CAGR).
- Elevated poverty: 26.5% poverty rate — can affect rent collection.
- Lower household income: $38,009 median — tenant affordability is tighter.
What’s happening in Fort Smith, AR (72904)?
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Market Analysis: 72904 Fort Smith
ZIP 72904 in Fort Smith, AR carries a notable set of headwinds. Home values near $117K and rents of $1,006/mo sit inside a market where underwriting has to be tight.
Rent of $1,006/mo on a $117K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 72904 sits below the stated 0.0% once reality is priced in.
Regionally, 72904 sits on the difficult end of the AR spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
In practical terms, 22,627 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 72904 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fort Smith:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 72904 Compare?
| Metric | 72904 | Fort Smith | Fort Smith, AR-OK | Arkansas |
|---|---|---|---|---|
| Home Value | $117,026 | $175,469 | N/A | $216,341 |
| 5-Year CAGR | 1.2% | 3.3% | N/A | 5.7% |
| Avg Rent | $1,006 | $1,128 | N/A | - |
| Cap Rate | 6.7% | 4.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 72904 (Fort Smith, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,026 |
| Monthly Rent | $1,006 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +5.0% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +1.2% ▲ |
| 10-Year CAGR | +2.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 72904
Population: 22,627
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 72904
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 897 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Fort Smith, AR?
Homes in Fort Smith, AR typically sell near $117K. Prices have moved at a 0.0% 5-year CAGR, which stable long-term demand.
What kind of vacancy should I budget for in Fort Smith, AR?
Rental vacancy in Fort Smith, AR is elevated. Investors should budget normal turnover but not chronic empty units.
Are renters plentiful in Fort Smith, AR?
Expect a solid tenant pool in Fort Smith, AR. The rental market absorbs $1,006/mo rents without meaningful friction.
Does house hacking make sense in Fort Smith, AR?
For house hackers, Fort Smith, AR is a challenging. The $1,006/mo rent on a unit helps defray the mortgage on a $117K property.
Is rental property easy to operate in Fort Smith, AR?
AR law landlord-friendly for landlords, and Fort Smith inherits those rules. Investors should still review local ordinances for rental licensing.
You know 72904 now. You don’t know where it ranks.
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How 72904 ranks in Fort Smith, AR-OK
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