Fort Smith, AR-OK · Arkansas
Franklin County
17,220 residents14 permits TTM$51,919 median HHI6 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$118,800
ACS 5-Year
Cap rate proxy
7.2%
FMR × 0.65 ÷ Home Value
Rent-to-income
16.6%
HUD FMR ÷ ACS HHI
Net migration
+1.53%
IRS SOI
Permits (TTM)
14
Census BPS
Climate risk
49.4
FEMA NRI (0–100)
ZIP code breakdown6 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 72821 | — | — | — | 0.9 | — |
| 72949 | — | — | — | 0.7 | — |
| 72947 | — | — | — | 0.7 | — |
| 72933 | — | — | — | 0.7 | — |
| 72928 | — | — | — | — | — |
| 72930 | — | — | — | — | — |
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Demographics
Owner-occupied
74.0%
Census ACS
Vacancy rate
11.3%
Census ACS
Bachelor's degree +
13.2%
Census ACS
Rent burdened
34.0%
Census ACS (>30% income)
Median age
42.4
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026