At June 2026, ZIP 72758 presents a stable-growth tension: Zillow’s ZIP-level Observed Rent Index is $1,498 per month, a typical observed asking-rent index blended across rental types, while its pace has cooled from the longer record. The exact same-month increase was 3.05% over one year, compared with 2.76% annualized across three years and 6.48% across five years. Thus the recent direction still confirms a positive longer path and is slightly faster than the medium-run pace, but it does not match the earlier five-year rate. The five-digit label is both a Zillow ZIP market identifier and a Census ZCTA match; a ZCTA is a statistical area, not identical to a USPS delivery ZIP.
History tempers confidence in treating one current index reading as a precise property price. Annualized volatility of monthly returns was 2.62%, and the largest peak-to-trough drawdown was a 2.27% decline; these are strictly backward-looking measurements of recorded index movement, not guarantees of smooth future changes. The series has 99.24% coverage. Its transparent national discovery ranks among history-eligible ZIPs were 1,037 for momentum, 926 for stability, and 675 for the balanced measure, where a lower rank is higher. High coverage supports continuity in the aggregate record, but the index remains unsuitable for assigning precise value to one property. These ranks and historical changes are not forecasts or investment recommendations.
Bedroom figures are best read as a scaling exercise, not a local rent survey. Applying the local FY2026 HUD bedroom ladder to the ZIP index produces modelled monthly estimates of $1,120 for a studio, $1,240 for one bedroom, $1,498 for two bedrooms, $2,083 for three bedrooms, and $2,461 for four bedrooms. These are modelled estimates, never measured bedroom rents; the two-bedroom figure equals the ZIP index by construction. The local two-bedroom HUD standard is $1,347. HUD FMR/SAFMR is an administrative, bedroom-specific standard, not asking rent, so neither it nor the scaled ladder establishes what an available apartment or house is being offered for.
The ACS comparison answers a different question. The matched Census ZCTA’s ACS 2024 five-year survey reports a $1,378 median gross rent for occupied renter homes, and gross rent includes selected utilities. It is 8.7% below the current Zillow index. These are distinct population, timing, and rent-concept measures, so their numerical difference does not create a contradiction. ACS also reports median household income of $99,147. Dividing the index through a 30% rent-to-income screen yields $59,920 in annual income, while the index is 18.1% of that median income on a monthly-equivalent basis. The 30% screen is arithmetic, not advice or an applicant qualification rule.
Stock and burden data show why an index cannot summarize every renter’s position. The ZCTA has 18,730 housing units, with 1,772 vacant, for a 9.5% all-housing vacancy rate. The stock includes 13,617 single-family units and 1,219 units in large multifamily structures. In the ACS burden tabulation, 2,169 renter households, or 30.9%, are at or above the reported burden threshold. These are area-level survey and stock measures: they neither identify an available unit nor prove that a particular renter is burdened. They also do not distinguish a specific unit’s condition, included utilities, lease terms, or the mix of properties within the ZIP.
The ZIP index sits between wider context readings, but these are not interchangeable markets. In the Rogers city context, the rent figure is $1,473; in Benton County context, it is $1,567; and in the Fayetteville-Springdale-Rogers, AR metro context, it is $1,599. Each city, county, and metro value is wider context only, whereas the current index is ZIP-level. The ordering puts the ZIP above its city-context figure but below its county- and metro-context figures; it does not show that any building commands those differences. Retaining named geographic scope and source universe prevents context values from being recast as a ZIP listing benchmark.
Several limits remain material. ZORI is a blended typical asking-rent index rather than a census of signed leases; ACS is a multi-year survey with sampling uncertainty; and HUD is a policy standard. The history’s high coverage improves continuity but cannot turn an aggregate index into a live inventory count. Concrete property-level checks are the advertised rent and date, exact address and geographic assignment, bedroom count, included utilities, recurring fees, concessions, lease length, furnishing, availability, and whether the advertised home matches the relevant property type. Comparing those facts with the index, the modelled ladder, and the separate ACS and HUD benchmarks preserves their different meanings. Which listed-unit facts would materially change the comparison for the property under review?
","findings":[{"body":"At the June 2026 endpoint, the ZIP’s $1,498 ZORI was 3.05% above the same month a year earlier. That rate exceeded the 2.76% three-year annualized change but remained below the 6.48% five-year rate. The evidence supports continued measured growth with a slower long-run pace, not a forward rent projection.","title":"Recent growth remains positive but trails the longer path"},{"body":"The HUD-scaled sequence of $1,120 through $2,461 is a modelled bedroom ladder anchored to the blended ZIP index, with the two-bedroom estimate equal to that index by construction. HUD’s $1,347 two-bedroom FMR/SAFMR is a bedroom-specific administrative standard. Neither series measures current advertised rents for a particular apartment, house, or lease term.","title":"Bedroom ladder is modelled rather than observed"},{"body":"ACS 2024 five-year median gross rent of $1,378 applies to occupied renter homes and includes selected utilities, whereas ZORI represents typical observed asking rent across rental types. The $59,920 income figure is only the arithmetic result of putting the ZIP index through a 30% screen. It does not define affordability for a named household or determine eligibility.","title":"Affordability metrics use distinct populations and concepts"},{"body":"Among 18,730 ZCTA housing units, the aggregate vacancy rate is 9.5%, while 30.9% of renter households meet the reported burden threshold. Those are useful signals about the area’s stock and surveyed household outcomes, but they do not establish a unit’s availability, condition, utilities, fees, tenant income, or rent burden. Listing-level evidence remains separate.","title":"Vacancy and burden remain aggregate measures"}],"risks":["The current ZORI is an aggregate typical asking-rent index blended across rental types, so it can differ materially from a live listing because unit size, terms, utilities, and condition are not identified.","The Census ZCTA is a statistical geography rather than a USPS delivery ZIP, and its ACS five-year survey population and timing are not the same as Zillow’s index.","The bedroom figures are modelled from a HUD ladder; HUD FMR/SAFMR is an administrative standard, not an observed asking-rent survey or evidence of an available unit.","Vacancy and rent-burden results are area aggregates, so neither can demonstrate that a particular home is vacant, affordable, occupied, or financially burdensome to its resident."],"qa":[{"a":"ZORI is a typical observed asking-rent index blended across rental types at the Zillow ZIP market identifier. ACS is a five-year survey of occupied renter homes in the matched ZCTA, and gross rent includes selected utilities. Their population, timing, and rent-concept scopes differ, so the figures are complementary context rather than interchangeable prices.","q":"Why do the ZIP index and ACS median gross rent differ?"},{"a":"No. The estimates are generated by scaling the ZIP index with the local HUD bedroom ladder, so they preserve a relative structure rather than sample advertised units. The two-bedroom value matches the index by design. HUD FMR/SAFMR remains an administrative standard, and a unit’s actual price is separately stated with its lease and utility terms.","q":"Are the bedroom amounts actual observed rents?"},{"a":"The record shows positive exact same-month change at the endpoint and a slower annualized pace than the five-year measure, plus modest realized variability and a limited drawdown. It supports a backward-looking description of the index series and its continuity. It does not support a forecast, an investment conclusion, or a claim about a particular property’s future rent.","q":"What does the historical record support and not support?"},{"a":"Property-level evidence consists of the current advertised rent, the exact address and geographic assignment, bedroom configuration, included utilities, recurring fees, concessions, lease duration, furnishing, availability date, and property type. Those facts can identify whether a listed home is comparable with the index or modelled ladder; aggregate vacancy and burden statistics cannot.","q":"Which facts can establish whether a listed home is comparable?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 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