City limitsPlace boundary
Curated city comparison

RogersConway

Arkansas growth-market alternatives with material differences in yield, entry price, renter pressure, housing form and recent local-demand evidence.

Rogers, AR city briefConway, AR city brief
Rogers, AR cityscape
Conway, AR cityscape
Decision memo

The trade-off before property underwriting

The interpretation uses direct city records only. County and metro averages are not substituted into this comparison.

Conway, AR better fits cash flow and entry affordability: its Zillow value is $252,299.99815357252 versus $387,696.19491878076 in Rogers, AR, while gross yield is 6.805754937012648% versus 4.558061964771315%. That yield is only a screening measure before vacancy, management, repairs, taxes, insurance, utilities, financing and capital work. Underwriting should next test achievable unit rent, operating expenses and near-term capital needs.

Conway also shows greater renter pressure, with renters representing 54.63301228827632% of households and 46.87589362310552% of renters burdened by gross rent. Rogers is the clearer fit for single-family housing stock: its single-family share is 73.49802302389866%, compared with 57.8364711108074% in Conway. Investors should verify whether the target neighborhood and property type reflect these citywide ACS patterns, then check competing listings, concessions and vacancy.

Rogers better fits recent local-demand evidence. Its population changed 10.00391896780417% between overlapping ACS vintages, compared with 2.2910460175117553% in Conway, and its median household income is $86,728 versus $63,004. Rogers also has lower unemployment at 2.4969721957378822% versus 3.56392940241757%. These indicators support demand capacity but do not settle asset-level performance; confirm employer exposure, tenant turnover, lease-up velocity and property-specific access before selecting either city for full underwriting.

Direct city matrix

The same definition on both sides

“n/a” remains missing. Zillow indexes and ACS survey measures stay visibly separate.

Decision evidenceRogers, ARConway, AR
Typical home valueZillow ZHVI · city$387,696$252,300
Observed market rentZillow ZORI · city$1,473$1,431
Gross yieldZORI × 12 ÷ ZHVI · before costs4.6%6.8%
Price to household incomeZillow value ÷ ACS income4.47x4.00x
Annual rent to incomeZillow rent × 12 ÷ ACS income20.4%27.3%
Rent burdenACS renter households paying 30%+36.5%46.9%
Renter shareACS occupied housing42.8%54.6%
Vacancy rateACS all housing units8.1%7.4%
Population changebetween ACS vintages · not annualized▲ 10.0%▲ 2.3%
UnemploymentACS civilian labor force2.5%3.6%
Entry and income screen

Price, rent and yield do not tell the same story

Bars begin at zero within each measure. Gross yield remains a before-cost screen.

RogersConwayTypical home valueZillow ZHVI · city$388k$252kObserved market rentZillow ZORI · monthly city index$1k$1kGross yieldZORI × 12 ÷ ZHVI · before costs4.6%6.8%
Zillow city ZHVI and ZORI · 2026-06 / 2026-06
Price and rent history

Two city paths, each rebased to 100

Each panel keeps price and rent in its own city; no level is borrowed across geographies.

Five-year path

Price and rent, rebased to 100

ZHVI +44.1%ZORI +38.4%
14412095202120222023202420252026
Each series starts at 100 so their direction can be compared without pretending that a home value and a monthly rent share the same unit.
Five-year path

Price and rent, rebased to 100

ZHVI +25.5%ZORI +24.3%
12611095202120222023202420252026
Each series starts at 100 so their direction can be compared without pretending that a home value and a monthly rent share the same unit.
Fit by objective

There is no universal city winner

Five city questions remain separate so a yield lead cannot erase affordability or demand risk.

01
Cash-flow screenConway

Conway, AR better fits cash flow screening because its gross yield is 6.805754937012648%, versus 4.558061964771315% in Rogers, AR. The Zillow rent indexes are relatively close at $1,430.9099650349651 and $1,472.6193999548839, respectively, while Conway carries the lower Zillow value. Next, obtain actual rent rolls and expense histories; gross yield excludes vacancy, management, repairs, taxes, insurance, utilities, financing and capital work.

02
Entry affordabilityConway

Conway, AR better fits entry affordability. Its Zillow city home-value index is $252,299.99815357252, compared with $387,696.19491878076 for Rogers, AR, a published difference of $135,396.19676520824. Conway also has the lower price-to-income measure at 4.004507621001405 versus 4.470254069259994. Screen actual asking prices, required rehabilitation, insurance and tax exposure before concluding that a specific Conway property needs less total capital.

03
Renter pressureConway

Conway, AR shows stronger renter pressure than Rogers, AR: renter share is 54.63301228827632% versus 42.76032743194365%, while rent burden is 46.87589362310552% versus 36.46602309293962%. Conway’s vacancy rate is also lower at 7.407660505005638% compared with 8.096854333601596%. That supports a deeper renter pool but also signals affordability strain, so property underwriting should test tenant incomes, concessions, delinquencies and turnover.

04
Housing stockRogers

Rogers, AR better fits a single-family housing-stock objective because 73.49802302389866% of its stock is single-family, versus 57.8364711108074% in Conway, AR. Large multifamily shares are closer at 5.262605409566465% and 5.53866129087368%, respectively, and both cities report a median year built of 1998. Verify construction type, roof and systems age, deferred maintenance and neighborhood-level supply for each candidate rather than assuming the citywide mix describes the asset.

05
Local demand riskRogers

Rogers, AR better fits recent local-demand evidence. Population changed 10.00391896780417% between overlapping ACS vintages, versus 2.2910460175117553% in Conway, AR; this is not an annualized rate. Rogers also shows median household income of $86,728 compared with $63,004 and unemployment of 2.4969721957378822% versus 3.56392940241757%. Underwriting should still verify nearby employers, commute access, leasing velocity and tenant concentration.

Household pressure

Acquisition and renter affordability

RogersConwayPrice to incomeZillow value ÷ ACS household income4.5x4.0xRent to incomeAnnual Zillow rent ÷ ACS household income20.4%27.3%Rent-burdened householdsACS renters paying 30% or more36.5%46.9%
Zillow city indexes divided by direct ACS city household measures.
Housing system

Tenure, vacancy and structure

RogersConwayRenter shareACS occupied housing42.8%54.6%Vacancy rateACS all housing units8.1%7.4%Single-family stockACS one-unit structures73.5%57.8%Large multifamily stockACS structures with 20+ units5.3%5.5%
ACS citywide housing characteristics; not rentable inventory or lease-up speed.
Underwriting boundary

What this city comparison cannot decide

City evidence narrows a search; it does not appraise, inspect or finance a property.

  1. 01

    Zillow city indexes describe market-level rent and value trends, while ACS median gross rent and median home value are survey measures answering different questions. They should not be averaged or treated as competing property appraisals.

  2. 02

    Population change compares overlapping ACS vintages and is not annualized. Citywide growth, income and unemployment evidence may not represent the specific neighborhood, tenant segment or property type selected for underwriting.

  3. 03

    Gross yield is a preliminary screen only. It excludes vacancy, management, repairs, taxes, insurance, utilities, financing and capital work; actual cash flow requires property rent rolls, operating statements, physical inspection and local cost quotes.

Figure-level provenance

The direct sources behind both records

Release period and retrieval date remain separate. Open either city brief for its complete geography ledger.

Census ACS 5-year — city population, households and housingACS 2024 5-yearPulled 2026-07-29Census ACS 5-year — cities and communitiesACS 2024 5-yearPulled 2026-07-30Zillow ZHVI — city home valueszillow_zhvi_city.csvPulled 2026-07-29Zillow ZORI — city market rentszillow_zori_city.csvPulled 2026-07-29
Rogers, AROpen the complete city brief72,981 residents in the current ACS recordConway, AROpen the complete city brief67,642 residents in the current ACS recordProperty testStress-test the same assumptionsReplace city averages with an actual deal