Side-by-side comparison of Little Rock, AR and Fayetteville, AR — cap rates, rent, prices, and investment metrics.
Cash flow: Little Rock has the edge with an estimated cap rate of 4.92% compared to Fayetteville's 4.07%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $195,000 in Little Rock vs $275,000 in Fayetteville, while rents come in at $1,100/mo and $1,320/mo respectively.
Growth & appreciation: Fayetteville is growing faster at 2.2% annually vs Little Rock's 0.5%. Fayetteville leads on home value appreciation at 3.2% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.62% in Little Rock vs 0.61% in Fayetteville. Vacancy rates of 6.4% and 4.8% are mixed — Fayetteville has the tighter rental market.
Bottom line: Fayetteville edges out Little Rock on most key metrics. While cap rates are moderate at 4.07%, Fayetteville's overall profile is stronger. Use our free calculators to model specific deals in Little Rock or Fayetteville.