Real Estate Investing in Fort Smith, Arkansas (72916)
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Should you buy in 72916 (Fort Smith, AR)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Fort Smith, AR (72916)?
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Market Analysis: 72916 Fort Smith
This part of Sebastian County is not an easy win. The 72916 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 72916 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 72916's metrics run below Sebastian County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A solid renter share of 32% in 72916 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Fort Smith's stable or hybrid ZIPs before stepping into 72916. The learning curve here is expensive when the lesson is wrong.
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 72916 Compare?
| Metric | 72916 | Fort Smith | Fort Smith, AR-OK | Arkansas |
|---|---|---|---|---|
| Home Value | $323,878 | $175,469 | N/A | $216,341 |
| 5-Year CAGR | 4.3% | 3.3% | N/A | 5.7% |
| Avg Rent | $1,449 | $1,128 | N/A | - |
| Cap Rate | 3.5% | 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 72916 (Fort Smith, AR). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $323,878 |
| Monthly Rent | $1,449 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 72916
Population: 11,087
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 897 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Fort Smith, AR?
Rent in Fort Smith, AR is around $1,449/mo. The resulting rent-to-value relationship with $324K pricing is reasonable for most investor models.
How deep is the rental pool in Fort Smith, AR?
Expect a solid tenant pool in Fort Smith, AR. The rental market absorbs $1,449/mo rents without meaningful friction.
Does Fort Smith, AR make sense for an investment property?
The 3.0/5 investability rating in Fort Smith, AR reflects its $324K prices and $1,449/mo rents. Investors generally consider it a solid option within AR.
How landlord-friendly is Fort Smith, AR?
Landlord-friendliness in Fort Smith, AR is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What strategy should investors use in Fort Smith, AR?
Investors usually favor careful cash-flow rentals with hands-on management in Fort Smith, AR. With home values at $324K and rents near $1,449/mo, other strategies can work but produce reliable rather than outsized returns.
You know 72916 now. You don’t know where it ranks.
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How 72916 ranks in Fort Smith, AR-OK
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