February 12, 2025 • 26 mins
Unlock the secrets of Northwest Arkansas's booming rental market, and discover what makes this region a goldmine for savvy investors. Explore the vibrant cities of Fayetteville, Rogers, Bentonville, and Bella Vista, where the presence of major players like Walmart and the University of Arkansas creates unparalleled opportunities for rental income. We'll reveal the demographics, rental trends, and potential yields that promise to elevate your investment portfolio.
Join us as we uncover the dynamic growth of Bentonville and Centerton, towns that are transforming before our eyes. Bentonville is not just for renters anymore—a trend of transitioning to homeowners is on the rise, making it an attractive investment hub. Meanwhile, Centerton is quickly gaining a reputation as a commuter haven for Walmart employees and families. Witness how farmland is giving way to new suburbs, signaling a wave of development that promises to redefine these areas.
Venture further into the evolving landscape of Northwest Arkansas, where each city tells its own story of growth and opportunity. Rogers offers a unique contrast between its hip downtown and upscale Pinnacle area, while Springdale's investments around Emma Avenue are setting the stage for a promising future. With Fayetteville's housing boom driven by high student demand, and emerging possibilities in cities west of Fayetteville like Farmington, Prairie Grove, and Elkins, this episode sheds light on why the region is catching the eye of keen investors. As always, engage with us on Instagram for further discussion, and get ready for our next episode exploring the role of sales in real estate investing.
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Transcript
Episode Transcript
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Speaker 1 (00:10):
thank you guys for tuning in.
I want to give a shout out toour sponsors for this episode.
Our first sponsor is going tobe vit construction.
Uh, vit construction, uh, gus,vit gus and I played high school
baseball together.
I've known gus for a long time.
Gus is doing some really greatthings in the custom home
building and spec home buildingrealm.
(00:30):
He's done a lot of great thingsfor some of my investors where
I've connected him and he hasbeen able to take them from
start to finish on productswhere these guys are now doing
short-term rentals.
He's really good withcommunication.
He can do anything fromremodels.
Gus has probably 10 or 15builds going on right now.
(00:50):
He has a great team surroundinghim.
Uh, you can reach gus at417-952-7220.
Again, I highly recommend gus.
He's been a great friendthroughout the years, along with
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I would choose Gus topersonally build stuff for
myself as well.
(01:10):
My wife and I even thoughtabout using Gus for ourbook.
He's a high integrity guy.
He's got a great team aroundhim and they do some really high
quality work in this area whenit comes to custom and spec
(01:33):
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So if you're looking for agreat general contractor, reach
out to VIT Construction, thankyou.
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Thank you so much.
Welcome to Northwest ArkansasInvesting Podcast, episode 44.
Thank you, guys, for tuning inwith us.
Brandon still is actually inthe parking lot right now
closing a deal.
That's why he can't be in herewith us.
We got Brian Wagers with us.
What's up, guys?
Only valid excuse yes, yes,brandon is closing a deal, so
(04:03):
we're going to let that slide.
He'll be with us.
He's actually going to come inhere for the next episode.
So tune in to episode 45.
We want to talk today a littlebit about the quick little
segment on the rental market inNorthwest Arkansas.
Kind of break it down area byarea, all the way south in
Fayetteville, all the way upnorth to Bella Vista, and just
kind of go on what is your typeof renter you're going to get in
(04:24):
these markets?
What price per square foot canyou usually get on rent in these
markets?
And kind of extrapolate uponthat information.
A big question I get from theseout-of-state people is like
what kind of renter am I gettingin Fayetteville?
What kind of renter am Igetting in Centerton?
What's my demographic going tobe?
Who's going to be renting thisproperty and then how much can I
(04:44):
get in these certain areas?
So we'll talk more on a macroscale.
Let's just start off, brian, inFayetteville, what's your
overall perception and what'skind of going to be the rental
market do you think inFayetteville?
Speaker 2 (04:56):
And before we jump into that, the reason we started
thinking about this was someonemessaged us on the IG account.
It was NWA Rental Markets as itrelates to Fayetteville, rogers
, bentonville and Bella Vistaand we're both like, yeah, we
could easily rip on this.
I think there's a you know wehave 15 minutes for this this
one, the NWA market dynamic, isgoing to be a reoccurring theme
(05:24):
on the NWA investing podcast.
You know, I think for you know15 minutes and for some people
that are just now investing innwa, I think it'd be important
to start to like distinct.
Okay, walmart is based inbentonville.
We have the university ofarkansas on fayetteville.
You have tyson chicken inspringdale, then you go beyond
(05:45):
that, you have jb hunt, which isnot that far because JB Hunt is
still Fortune 500.
That's in Lowell, yeah, soclosest to Rogers Was Simmons in
Siloam, simmons in Siloam, andthen they just did the Gentry in
the last couple years.
That was pretty big.
Speaker 1 (06:03):
Then George's Chicken is out of Springdale.
Is what George's Springdale?
Of Springdale as well?
George's Springdale, yeah, yeah, another huge company A lot of
chicken.
Speaker 2 (06:10):
A lot of chicken, yes , a lot of opportunity, because
there's a big buyer of chickenright down the road and actually
it's not.
Even their biggest customersare, surprisingly, not even down
the road.
So that gets into the wholeVendorville the road.
So that gets into the wholevenderville.
(06:31):
So walmart, uh, I guess I'llstart back towards benton county
um, which is north um, beforeyou start going to missouri.
Um, northwest arkansas is one,one line down from bentonville
at the top, um, you could saybella vista now at the top, yeah
, fayville at the bottom, youcould say you know, farmington's
pretty interesting and uh,prairie Grove and Elkins hasn't
(06:53):
entered the chat yet.
But yeah, eventually, and I'veand I personally invest and have
invested in Fort Smith, whichis an hour south of Fayetteville
, but Fort Smith is notnorthwest Arkansas, um, so you
would consider we're cutting itright there.
Um, so bentonville, you havewalmart's headquartered.
10 years ago, 11 years ago, 12years ago, walmart had an
(07:17):
initiative to sell into walmart.
You had to have another officein northwest arkansas.
So you have companies I alwaysgive the example because I'm
from Cincinnati originallyProcter Gamble.
It's headquartered inCincinnati, but they have such a
huge presence in Walmart, inthe Walmart sphere, that their
second office is huge inBentonville.
(07:39):
It's thousands of employeesthat actually come here, stay
here, do their Walmart tourthree years and then they come
to love living in NorthwestArkansas.
They're like, oh, actually Imight, it might be nice to live
here, to just work here.
So they do their three-yearWalmart stint, then they stay
here, then they might work for avendor that it's a supplier
(08:00):
into this whole Walmartcommunity.
You have, you know it's dubbedVendorville, so that that's that
started really in ventavilleand expanded, uh, from there.
So that like is the economythere?
And then you have thisinteresting stuff in rogers.
Rogers doesn't have a bigfortune 500, but it's literal
(08:20):
next door neighbor lowe housesthe hunt family.
The hunt family has invested alot into the city of Rogers.
So you're seeing Rogers,especially, you know, pinnacle
area Rogers, getting a lot ofcool new development, even old
Rogers, which we love to talkabout like old Rogers what's the
(08:43):
word we ended up.
Speaker 1 (08:44):
Grititty, gritty.
Downtown rogers feels a littlegritty.
There's a lot and there's a lotof stuff happening in downtown
rogers too.
I have three properties closeto downtown rogers.
I'm building.
I'm building my personalprimary eight minutes away from
downtown rogers and that's rightand you're a creek area and
you're coming from fayettevilleto roger like you like.
Speaker 2 (09:02):
That's a bit like you're now going to be uprooted.
I'll be?
Speaker 1 (09:05):
yeah, yeah, I'll be.
I've lived all over northwestarkansas so I know pretty much
each city and how it.
I have at least a property ineach city.
I love downtown rogers.
I think it's cool, it's vibey.
So there's different dynamicsand within, within the macro
view, there's micro markets andthey're like the downtown Rogers
(09:26):
and Pinnacle area Pinnacle's alittle more bougie, I think, if
we're giving like an overallconsensus.
So the main vein, i-49, like youwere talking about, runs north
and south, and so at the topI'll take let's say I'll go over
here, I'll go over Venn County,you go over Washington, so
Bella Vista here.
I'll go over to Bank County,you go over to Washington, yeah,
(09:47):
so Bella Vista, you're going tohave it's a large percentage of
homeowners there.
So the rental market isstarting to turn up.
I have people calling about it,but it's a lot more short-term
rentals and people owning theirhouses rather than people
renting up there.
Now you're getting good rentsand you are fetching good rents
in Bella Vista, and it'sdefinitely over a dollar per
square foot per month on rent.
(10:14):
And now what that means for youas a listener if I have a 2000
square foot home, I should beable to get over $2,000 a month.
I should most likely be able toget more, like 21, 2200,
something like that.
If I have a 1500 square foothome, should be able to get 16,
1700.
That's usually the basis inNorthwest Arkansas is you should
be able to get a dollar persquare foot per month on rent or
better.
It'd be kind of rare that youwould get lower than that,
(10:35):
especially in single family.
Speaker 2 (10:37):
If we're talking single family now, we can go
subs of this even topic intolike 50 units plus, and so
basically I'm speaking to thefact of four like quad, plexus
and below, yeah, and multifamilythe highest per square footage,
and those are a lot of numberstoo and it's you definitely have
to tap into your numbers andit's really important,
(11:00):
especially around here, themicro markets and even rogers,
that there's a huge range.
But the highest per squarefootage for multifamily is
downtown Bentonville and eachFayville, springdale and
Bentonville they all have theirown downtown squares, but the
highest, the one that commandsthe highest, is the downtown
(11:20):
Bentonville and that relates tosingle family.
You're seeing a lot of new,modern looking homes redeveloped
or developed close to thesquare.
Speaker 1 (11:30):
Oh yeah, and if we're talking Bella Vista
demographics, you're probablygoing to get more so like a
normal family is going to beliving and potentially even a
little bit of Vendorville-likepeople that are vendors for
Walmart because they want to beclose to mountain bikes bella
vista is huge on mountain bikes,they let's them or like the
(11:52):
mountain biking capital of theworld yeah, it's, I mean that
2600.
Speaker 2 (11:56):
So it's january 2024 2600 acre purchased by the
waltons, just you know, withinthe past few months.
So that's going to be reallyinteresting to see.
You know they haven't releasedall their plans, but you know
they made the statement like wecare about green space, we care
about, we love the mountain bike.
Speaker 1 (12:13):
It's going to be a mountain biking yeah, if you,
the listener, want to go and seea little bit about that, just
go to like I believe it'sbluecranellccom.
I remember looking on it andit's like it's very public about
.
About like, hey, we're doingsomething here.
It's not super specific yetspecific, but Bella Vista is
getting something like that.
So that's kind of a very macroview of Bella Vista.
(12:37):
Mostly families, some vendors,not a lot of, not a lot of, like
you know, college students thatrent Bella Vista.
If we sneak down to Bentonville, let's just go centerton,
because centerton is west ofbentonville.
You're going to get a lot offamilies, people working at the
walmart headquarters that youknow most likely have your
typical salary.
(12:58):
So like anywhere from like 50to 100 a year is probably going
to.
It's a.
There's no like attraction incenterton.
Speaker 2 (13:05):
Centerton is, yeah, it's like a it's a commuter spot
, especially depending on whatpart of Centerton you're at.
The Centerton-Bentonvilleborder is really exciting.
I'm also biased because I havea 376-unit apartment complex
there that I'm a part owner ofand invested in.
It was amazing to share thenumbers on that apartment
(13:26):
complex with out-of-state andsome of our more institutional
like investors and like the fourit was.
It was like over three X incometo rent ratio.
It's close to four X income torent ratio.
The credit score was likeoutstanding Wow, zero bad debt
for 376 rent.
You know Very good quality.
(13:46):
When you're underwriting a deal, you should be accounting for
2% to 5% bad debt, no matterwhat you're dealing with, and it
was just really interesting tosee that.
And for there, it was a lot ofpeople working for Walmart.
It was right after COVID, sothere was a couple of people
that didn't even have cars.
(14:08):
They would just work, yeah,from their apartment come.
That's crazy.
And oh, man doing the duediligence.
There was this one guy he hadlike he almost had a better
setup than I did.
He had like four laptops justand you're just like what's
great as a landlord is uh, youdon't that, they're sticky,
they're gonna stay there, youknow they're.
That person is not, they'relike getting settled and they're
(14:29):
gonna be in there like I alwaysremember watching the walking
apartments and when they havelike big furniture and heavy
stuff, usually they're settlingin.
Yeah, and you see a lot morethat I guess in benton county
it's a whole.
But yeah, back to centerton.
Yeah, I think thecentertonentonville border is
really interesting and thatborder I mean just like with
everything here, the bordersalways keep pushing, like
(14:52):
Northwest Arkansas and theselittle sub markets.
It's going to keep going out.
So Centerton, you know, I thinkthere there's talks about them
trying to do a square.
Um, you know the mars family,uh, shout out hgtv.
Yeah, they have their littleshop in uh center on one of
those, uh in center 10 somewheretoo.
Speaker 1 (15:13):
So tawny town kind of wanting to do a square to tawny
town, yeah, so I think I thinkcenter 10 you kind of get the
gist of center 10 it's.
It's going to be families,people, commuters, bentonville,
there's still farm and there'sstill farmland at centerton, at
the yeah, if you look on asatellite map, there's a bunch
of land, um, you'll bunch ofgreen space between, uh,
(15:35):
basically centerton and like thehigh fill area I'm a big uh
advocator for that land inbetween there's just gonna, if
you do a timeline map from nowto 10 years in the future, it's
just going to be subdivisionsthrough there.
If we kind of scoot over toBentonville, you're going to see
I'm just thinking of yourtypical renter in Bentonville is
(15:56):
probably going to be a lot ofapartment type people going
downtown paying 1500 bucks for astudio type place or paying
2,500 bucks for a two bed, twobath type thing.
You know there's a lot of unitsaround the downtown area.
If we're just talking aboutdowntown.
If you go a little bit furtherfrom downtown, it's going to be
high rents with.
You know, walmart people isgoing to be big.
(16:20):
I would say maybe I can't.
It's going to be a highpercentage of people that are
owners.
There's not like a ton of likesingle family renters closer to
downtown Bentonville.
Would you agree with that?
Speaker 2 (16:31):
Yeah, I mean our competition, like the reason for
people leaving the apartmentwith them.
One of the number one reasonswas not because they were going
to competition, but it wasbecause they were going to go
get into their first home.
Yeah, like a lot of those guyswho are renting to own.
Yeah, not the strategy ofrenting to own, but their
current place is just short term, until they can find that suite
(16:51):
, and sometimes it takes I mean,with how hot it is there, you
have to.
If you're moving here, youmight have to rent for a year
before you buy that house, right?
So you right, so you know yousee a lot of those people.
I think, uh, if we kind of moveover to rogers or student one,
oh sorry, before we go down torogers, there is this whole
other part of bentonville thatis out towards the air.
(17:11):
You know I was just aroundthere today and there's this
part out by the airport.
It's past, and there's someparts of centerton that are
actually better than bentonvillebecause of how they, how close
they are to downtown, but yeah,but it's really interesting to
see that development go outtowards.
Speaker 1 (17:26):
It's very interesting .
When I'm looking up addressesI'm like I can't believe this is
a Bentonville address.
It kind of shapes weird.
So, moving over to Rogers, I'lldivide Rogers into two
different parts.
For now We'll kind of godowntown and then Pinnacle area.
Pinnacle area is going to bemore bougie Downtown.
Rogers was identified as theword I like is gritty.
(17:48):
I don't know if that's not agreat word, it's just unsettled
on gritty or grungy.
Speaker 2 (17:53):
Grungy, definitely not grungy.
Speaker 1 (17:54):
Yeah, I think maybe my vocab is too limited, but
downtown Rogers, to me it feelslike a cool vibe.
I like downtown Rogers.
To me it feels like a cool vibe.
I like downtown Rogers.
It feels like I may run into apotentially more relatable
person in downtown Rogers thanPinnacle area.
I don't know, it's just thereare two distinctly different
vibes.
(18:14):
And then if you go out furtherfrom downtown Rogers you're
going to get probably not like alow-income renter but a lower
than the Pinnacle area renter onincome.
Pinnacle areas you can shoot onthe interstate north and south
Rogers.
Downtown Rogers you're going toget people probably a little
(18:38):
lower on the income level,families as well.
Brian, you want to takeSpringdale and Fayetteville?
Speaker 2 (18:44):
Yeah, springdale and Rogersayetteville.
Yeah, um, springdale and rogersis.
So I mean, I love investing inrogers, I love being.
We could do an hour on rogers.
Yeah, um, springdale.
So now we're going back totyson.
What we were talking about,georges, you know you have a big
, uh, chicken plant community.
Um, chicken plant community,community of businesses.
Um, plenty of proteins, plentyof protein.
(19:06):
There is a hispanic you know,higher hispanic community in
springdale.
Um, you have the parson radiorodeo which is there.
They have, um, this really coolproject going downtown emma.
So everything right now isreally about emma and springdale
.
Yeah, if you're considering, ifyou're looking at the square,
what's really cool by tyson?
(19:27):
Um, there's some really coolactivity around there.
But for me, what I'm looking atis, you know, close to emma, um
, the luther george park thatjust got finished.
And springdale is interesting,um, they got the same guy who
did the chicago beam to develop,you know, this outdoor pavilion
for the Luther George Park.
But yeah, there's so many goodthings going on in Springdale I
(19:49):
wish I could tell you everysingle one.
Blue Crane is also heavilyinvolved down there.
But Springdale is actually whereI first got started investing
Eight years ago.
Seven years ago, my first 12unit was in Springdale.
It was kind of East Springdale,out towards the airport.
I did a lot of investing outtowards the Springdale Municipal
(20:10):
Airport, which the SpringdaleMunicipal Airport.
Say that three times fast.
The Springdale MunicipalAirport is the busiest airport
between the executive airports,including the Bentonville, wow,
wow.
So the Bentonville you wouldthink Thonville one, you would
think Fayette and Field with allthe Walmart execs, or maybe
Fayetteville, but you have a lotof people coming into
(20:32):
Springdale, so split betweenFayetteville and Bentonville.
But I was doing a lot ofinvesting there and when I first
got started investing inSpringdale, like oh, you're
investing in Springdale, like becareful, you know, be careful
going out at night, you know, noproblem for me.
I came from Cincinnati but itwas a really good investment.
(20:54):
There's been a lot ofinvestment into Springdale and
that same thing with all thesecores you have investments that
spur in one area but that keepsgrowing, it keeps spreading to
the rest of the sub market.
So that's now happening inSpringdale.
So if you're an investor now inSpringdale, that's now
happening in Springdale.
So if you're an investor now inSpringdale, looking up in three
, five, seven, 10 years from now, you'll be really happy with
(21:17):
how that Springdale development.
I know you're still a ton ofupside there.
Speaker 1 (21:21):
100% agree about Springdale market and sorry
audience, we're pushing like anhour conversation.
It feels into 15 minutes sothat we can get to our next
segment.
So if this feels fast, we'resorry, we're going to move to
Fayetteville.
Tell us about the Fayettevillemarket in general and
demographic there.
Speaker 2 (21:39):
I've been investing in northwest Arkansas for again
seven, eight years.
I've invested in all the way inCenterton and then an hour
south of Fayetteville in FortSmith.
Yeah, but I've never investedin Fayetteville.
Okay, so I think I've lived inFayetteville.
When my first year in Arkansaswas in Fayetteville, yeah, Went
(22:01):
out on Dixon Street, worked inLowell and I worked in Rogers.
Fayetteville is centered aroundthe University of Arkansas,
which is now the eighth fastestgrowing.
Last year was the eighthfastest growing college in this
(22:21):
nation.
Speaker 1 (22:22):
And housing crisis there.
I mean, in my spring timesevery year I gear up for being
like the busiest because that'sthe perfect time for investors
to buy homes to lease it out tothese college students.
I just rented my personal homeout and the one before that
three bed, two bath, 2,000square feet, $3,300 a month,
(22:44):
like eight minute drive from theuniversity, not even on campus.
And these kids are.
It is a.
You do it as a college rental,yeah, to college kids, by
bedroom, by the bedroom, and Ifind three to four guys or three
to four parents Parents co-sign, all parents co-sign on it.
I have conversations with allthe parents.
I verify income.
It's like I do backgroundchecks on the kids but they
(23:07):
don't have any income nor abackground.
Really I've never foundanything on a kid.
But I think a big talk forfayetteville is the timing up
your purchases in fayettevilleto align with the college
students seeing things, becausethe data is there to show like,
oh my gosh, I can get two timeslike rent per square foot in
fayetteville, but like if youdon't time that up correctly,
(23:28):
you're going to be buying inoctober and eating your payment
till the springtime, yeah, soyeah, it depends what kind of
asset class is.
Speaker 2 (23:36):
very important in Fayetteville and, like what I
always always made, even thoughI never had personally invested
there, I lived there but thevacancy multifamily vacancy it
was like one of the low.
You know, besides Springdaleand Fayetteville always had the
lowest vacancy and sometimesit's increased and low.
We're talking like 1%.
Speaker 1 (23:56):
I tell people that and they're like no, you're
lying to me.
They think I'm a B-ing cert.
Speaker 2 (24:00):
I'm like I'm serious, like literally people are
leasing it before the nextperson is moving out.
Usually they're giving a monthnotice and you already have it
backfilled right there.
It's a couple of days, so Ialways thought that was so
interesting.
But Fayetteville, depending onhow like I remember this, it was
(24:21):
a five news interview with ahotel owner and then they did a
restaurant owner and they werejust talking about how well the
Hogs play versus how, like whattheir income looks like.
And they said it affects it whenthe hogs are doing really well.
You have a lot of people coming.
You have a lot of alumni comingback from dallas or denver or
wherever they ended up movingand they're coming back.
(24:42):
You know they want to see, youknow.
You know no hate, but you got alot of bandwagon fans.
But you know that's with anybest, with anything like you
know a team gets really good,people want to surround that and
there's a I mean that's a wholenother podcast is the economic
effect of having good sportsteams.
Even the guys who brought onMessi, they understood that they
(25:04):
paid.
He already paid himself backfor that.
But so that was my only concernas an investor for Fayetteville
is the seasonality of theuniversity, just in theory and
that's.
You know.
Summer kids are out, you know.
I guess if you're in retail itmight be more concerning for the
seasonality there.
Hospitality definitely yes,because of how many people are
(25:27):
coming and really football overbaseball and basketball.
Speaker 1 (25:31):
I mean baseball and basketball great, it's really
good and we see a little uptick.
But if football's doing good,the town feels it.
It's just such the state comesaround that the the university
there.
Now we could do a whole othersegment on farmington prairie
grove.
Farmington prairie grove orcities west of fayetteville
where fayetteville's growing a.
I think Elkins has a potentialfor the future as well.
(25:53):
But that gives our audienceslistening a quick like.
Should have been an hour but itwas 15 minutes conversation and
shout out for the question.
Speaker 2 (26:02):
Like you guys like shoot us a message Right now.
Speaker 1 (26:05):
We have just have an Instagram, so, yeah, that's a
place to follow us at NWAinvesting podcast here and we'll
answer questions, We'll putstuff up.
We got tune in to next episode.
We're going to be talking aboutsales as a, as a lift as it
compares to like real estateagents in Northwest Arkansas and
just an important life skill,you know, for investing in
(26:27):
Northwest Arkansas, forinvesting, for growing so
excited for that one too.
Speaker 2 (26:31):
Oh yeah, Thanks for tuning in.
Love you guys.
thank you guys for tuning in.
I want to give a shout out toour sponsors for this episode.
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Thank you so much.
Welcome to Northwest ArkansasInvesting Podcast, episode 44.
Thank you, guys, for tuning inwith us.
Brandon still is actually inthe parking lot right now
closing a deal.
That's why he can't be in herewith us.
We got Brian Wagers with us.
What's up, guys?
Only valid excuse yes, yes,brandon is closing a deal, so
(04:03):
we're going to let that slide.
He'll be with us.
He's actually going to come inhere for the next episode.
So tune in to episode 45.
We want to talk today a littlebit about the quick little
segment on the rental market inNorthwest Arkansas.
Kind of break it down area byarea, all the way south in
Fayetteville, all the way upnorth to Bella Vista, and just
kind of go on what is your typeof renter you're going to get in
(04:24):
these markets?
What price per square foot canyou usually get on rent in these
markets?
And kind of extrapolate uponthat information.
A big question I get from theseout-of-state people is like
what kind of renter am I gettingin Fayetteville?
What kind of renter am Igetting in Centerton?
What's my demographic going tobe?
Who's going to be renting thisproperty and then how much can I
(04:44):
get in these certain areas?
So we'll talk more on a macroscale.
Let's just start off, brian, inFayetteville, what's your
overall perception and what'skind of going to be the rental
market do you think inFayetteville?
Speaker 2 (04:56):
And before we jump into that, the reason we started
thinking about this was someonemessaged us on the IG account.
It was NWA Rental Markets as itrelates to Fayetteville, rogers
, bentonville and Bella Vistaand we're both like, yeah, we
could easily rip on this.
I think there's a you know wehave 15 minutes for this this
one, the NWA market dynamic, isgoing to be a reoccurring theme
(05:24):
on the NWA investing podcast.
You know, I think for you know15 minutes and for some people
that are just now investing innwa, I think it'd be important
to start to like distinct.
Okay, walmart is based inbentonville.
We have the university ofarkansas on fayetteville.
You have tyson chicken inspringdale, then you go beyond
(05:45):
that, you have jb hunt, which isnot that far because JB Hunt is
still Fortune 500.
That's in Lowell, yeah, soclosest to Rogers Was Simmons in
Siloam, simmons in Siloam, andthen they just did the Gentry in
the last couple years.
That was pretty big.
Speaker 1 (06:03):
Then George's Chicken is out of Springdale.
Is what George's Springdale?
Of Springdale as well?
George's Springdale, yeah, yeah, another huge company A lot of
chicken.
Speaker 2 (06:10):
A lot of chicken, yes , a lot of opportunity, because
there's a big buyer of chickenright down the road and actually
it's not.
Even their biggest customersare, surprisingly, not even down
the road.
So that gets into the wholeVendorville the road.
So that gets into the wholevenderville.
(06:31):
So walmart, uh, I guess I'llstart back towards benton county
um, which is north um, beforeyou start going to missouri.
Um, northwest arkansas is one,one line down from bentonville
at the top, um, you could saybella vista now at the top, yeah
, fayville at the bottom, youcould say you know, farmington's
pretty interesting and uh,prairie Grove and Elkins hasn't
(06:53):
entered the chat yet.
But yeah, eventually, and I'veand I personally invest and have
invested in Fort Smith, whichis an hour south of Fayetteville
, but Fort Smith is notnorthwest Arkansas, um, so you
would consider we're cutting itright there.
Um, so bentonville, you havewalmart's headquartered.
10 years ago, 11 years ago, 12years ago, walmart had an
(07:17):
initiative to sell into walmart.
You had to have another officein northwest arkansas.
So you have companies I alwaysgive the example because I'm
from Cincinnati originallyProcter Gamble.
It's headquartered inCincinnati, but they have such a
huge presence in Walmart, inthe Walmart sphere, that their
second office is huge inBentonville.
(07:39):
It's thousands of employeesthat actually come here, stay
here, do their Walmart tourthree years and then they come
to love living in NorthwestArkansas.
They're like, oh, actually Imight, it might be nice to live
here, to just work here.
So they do their three-yearWalmart stint, then they stay
here, then they might work for avendor that it's a supplier
(08:00):
into this whole Walmartcommunity.
You have, you know it's dubbedVendorville, so that that's that
started really in ventavilleand expanded, uh, from there.
So that like is the economythere?
And then you have thisinteresting stuff in rogers.
Rogers doesn't have a bigfortune 500, but it's literal
(08:20):
next door neighbor lowe housesthe hunt family.
The hunt family has invested alot into the city of Rogers.
So you're seeing Rogers,especially, you know, pinnacle
area Rogers, getting a lot ofcool new development, even old
Rogers, which we love to talkabout like old Rogers what's the
(08:43):
word we ended up.
Speaker 1 (08:44):
Grititty, gritty.
Downtown rogers feels a littlegritty.
There's a lot and there's a lotof stuff happening in downtown
rogers too.
I have three properties closeto downtown rogers.
I'm building.
I'm building my personalprimary eight minutes away from
downtown rogers and that's rightand you're a creek area and
you're coming from fayettevilleto roger like you like.
Speaker 2 (09:02):
That's a bit like you're now going to be uprooted.
I'll be?
Speaker 1 (09:05):
yeah, yeah, I'll be.
I've lived all over northwestarkansas so I know pretty much
each city and how it.
I have at least a property ineach city.
I love downtown rogers.
I think it's cool, it's vibey.
So there's different dynamicsand within, within the macro
view, there's micro markets andthey're like the downtown Rogers
(09:26):
and Pinnacle area Pinnacle's alittle more bougie, I think, if
we're giving like an overallconsensus.
So the main vein, i-49, like youwere talking about, runs north
and south, and so at the topI'll take let's say I'll go over
here, I'll go over Venn County,you go over Washington, so
Bella Vista here.
I'll go over to Bank County,you go over to Washington, yeah,
(09:47):
so Bella Vista, you're going tohave it's a large percentage of
homeowners there.
So the rental market isstarting to turn up.
I have people calling about it,but it's a lot more short-term
rentals and people owning theirhouses rather than people
renting up there.
Now you're getting good rentsand you are fetching good rents
in Bella Vista, and it'sdefinitely over a dollar per
square foot per month on rent.
(10:14):
And now what that means for youas a listener if I have a 2000
square foot home, I should beable to get over $2,000 a month.
I should most likely be able toget more, like 21, 2200,
something like that.
If I have a 1500 square foothome, should be able to get 16,
1700.
That's usually the basis inNorthwest Arkansas is you should
be able to get a dollar persquare foot per month on rent or
better.
It'd be kind of rare that youwould get lower than that,
(10:35):
especially in single family.
Speaker 2 (10:37):
If we're talking single family now, we can go
subs of this even topic intolike 50 units plus, and so
basically I'm speaking to thefact of four like quad, plexus
and below, yeah, and multifamilythe highest per square footage,
and those are a lot of numberstoo and it's you definitely have
to tap into your numbers andit's really important,
(11:00):
especially around here, themicro markets and even rogers,
that there's a huge range.
But the highest per squarefootage for multifamily is
downtown Bentonville and eachFayville, springdale and
Bentonville they all have theirown downtown squares, but the
highest, the one that commandsthe highest, is the downtown
(11:20):
Bentonville and that relates tosingle family.
You're seeing a lot of new,modern looking homes redeveloped
or developed close to thesquare.
Speaker 1 (11:30):
Oh yeah, and if we're talking Bella Vista
demographics, you're probablygoing to get more so like a
normal family is going to beliving and potentially even a
little bit of Vendorville-likepeople that are vendors for
Walmart because they want to beclose to mountain bikes bella
vista is huge on mountain bikes,they let's them or like the
(11:52):
mountain biking capital of theworld yeah, it's, I mean that
2600.
Speaker 2 (11:56):
So it's january 2024 2600 acre purchased by the
waltons, just you know, withinthe past few months.
So that's going to be reallyinteresting to see.
You know they haven't releasedall their plans, but you know
they made the statement like wecare about green space, we care
about, we love the mountain bike.
Speaker 1 (12:13):
It's going to be a mountain biking yeah, if you,
the listener, want to go and seea little bit about that, just
go to like I believe it'sbluecranellccom.
I remember looking on it andit's like it's very public about
.
About like, hey, we're doingsomething here.
It's not super specific yetspecific, but Bella Vista is
getting something like that.
So that's kind of a very macroview of Bella Vista.
(12:37):
Mostly families, some vendors,not a lot of, not a lot of, like
you know, college students thatrent Bella Vista.
If we sneak down to Bentonville, let's just go centerton,
because centerton is west ofbentonville.
You're going to get a lot offamilies, people working at the
walmart headquarters that youknow most likely have your
typical salary.
(12:58):
So like anywhere from like 50to 100 a year is probably going
to.
It's a.
There's no like attraction incenterton.
Speaker 2 (13:05):
Centerton is, yeah, it's like a it's a commuter spot
, especially depending on whatpart of Centerton you're at.
The Centerton-Bentonvilleborder is really exciting.
I'm also biased because I havea 376-unit apartment complex
there that I'm a part owner ofand invested in.
It was amazing to share thenumbers on that apartment
(13:26):
complex with out-of-state andsome of our more institutional
like investors and like the fourit was.
It was like over three X incometo rent ratio.
It's close to four X income torent ratio.
The credit score was likeoutstanding Wow, zero bad debt
for 376 rent.
You know Very good quality.
(13:46):
When you're underwriting a deal, you should be accounting for
2% to 5% bad debt, no matterwhat you're dealing with, and it
was just really interesting tosee that.
And for there, it was a lot ofpeople working for Walmart.
It was right after COVID, sothere was a couple of people
that didn't even have cars.
(14:08):
They would just work, yeah,from their apartment come.
That's crazy.
And oh, man doing the duediligence.
There was this one guy he hadlike he almost had a better
setup than I did.
He had like four laptops justand you're just like what's
great as a landlord is uh, youdon't that, they're sticky,
they're gonna stay there, youknow they're.
That person is not, they'relike getting settled and they're
(14:29):
gonna be in there like I alwaysremember watching the walking
apartments and when they havelike big furniture and heavy
stuff, usually they're settlingin.
Yeah, and you see a lot morethat I guess in benton county
it's a whole.
But yeah, back to centerton.
Yeah, I think thecentertonentonville border is
really interesting and thatborder I mean just like with
everything here, the bordersalways keep pushing, like
(14:52):
Northwest Arkansas and theselittle sub markets.
It's going to keep going out.
So Centerton, you know, I thinkthere there's talks about them
trying to do a square.
Um, you know the mars family,uh, shout out hgtv.
Yeah, they have their littleshop in uh center on one of
those, uh in center 10 somewheretoo.
Speaker 1 (15:13):
So tawny town kind of wanting to do a square to tawny
town, yeah, so I think I thinkcenter 10 you kind of get the
gist of center 10 it's.
It's going to be families,people, commuters, bentonville,
there's still farm and there'sstill farmland at centerton, at
the yeah, if you look on asatellite map, there's a bunch
of land, um, you'll bunch ofgreen space between, uh,
(15:35):
basically centerton and like thehigh fill area I'm a big uh
advocator for that land inbetween there's just gonna, if
you do a timeline map from nowto 10 years in the future, it's
just going to be subdivisionsthrough there.
If we kind of scoot over toBentonville, you're going to see
I'm just thinking of yourtypical renter in Bentonville is
(15:56):
probably going to be a lot ofapartment type people going
downtown paying 1500 bucks for astudio type place or paying
2,500 bucks for a two bed, twobath type thing.
You know there's a lot of unitsaround the downtown area.
If we're just talking aboutdowntown.
If you go a little bit furtherfrom downtown, it's going to be
high rents with.
You know, walmart people isgoing to be big.
(16:20):
I would say maybe I can't.
It's going to be a highpercentage of people that are
owners.
There's not like a ton of likesingle family renters closer to
downtown Bentonville.
Would you agree with that?
Speaker 2 (16:31):
Yeah, I mean our competition, like the reason for
people leaving the apartmentwith them.
One of the number one reasonswas not because they were going
to competition, but it wasbecause they were going to go
get into their first home.
Yeah, like a lot of those guyswho are renting to own.
Yeah, not the strategy ofrenting to own, but their
current place is just short term, until they can find that suite
(16:51):
, and sometimes it takes I mean,with how hot it is there, you
have to.
If you're moving here, youmight have to rent for a year
before you buy that house, right?
So you right, so you know yousee a lot of those people.
I think, uh, if we kind of moveover to rogers or student one,
oh sorry, before we go down torogers, there is this whole
other part of bentonville thatis out towards the air.
(17:11):
You know I was just aroundthere today and there's this
part out by the airport.
It's past, and there's someparts of centerton that are
actually better than bentonvillebecause of how they, how close
they are to downtown, but yeah,but it's really interesting to
see that development go outtowards.
Speaker 1 (17:26):
It's very interesting .
When I'm looking up addressesI'm like I can't believe this is
a Bentonville address.
It kind of shapes weird.
So, moving over to Rogers, I'lldivide Rogers into two
different parts.
For now We'll kind of godowntown and then Pinnacle area.
Pinnacle area is going to bemore bougie Downtown.
Rogers was identified as theword I like is gritty.
(17:48):
I don't know if that's not agreat word, it's just unsettled
on gritty or grungy.
Speaker 2 (17:53):
Grungy, definitely not grungy.
Speaker 1 (17:54):
Yeah, I think maybe my vocab is too limited, but
downtown Rogers, to me it feelslike a cool vibe.
I like downtown Rogers.
To me it feels like a cool vibe.
I like downtown Rogers.
It feels like I may run into apotentially more relatable
person in downtown Rogers thanPinnacle area.
I don't know, it's just thereare two distinctly different
vibes.
(18:14):
And then if you go out furtherfrom downtown Rogers you're
going to get probably not like alow-income renter but a lower
than the Pinnacle area renter onincome.
Pinnacle areas you can shoot onthe interstate north and south
Rogers.
Downtown Rogers you're going toget people probably a little
(18:38):
lower on the income level,families as well.
Brian, you want to takeSpringdale and Fayetteville?
Speaker 2 (18:44):
Yeah, springdale and Rogersayetteville.
Yeah, um, springdale and rogersis.
So I mean, I love investing inrogers, I love being.
We could do an hour on rogers.
Yeah, um, springdale.
So now we're going back totyson.
What we were talking about,georges, you know you have a big
, uh, chicken plant community.
Um, chicken plant community,community of businesses.
Um, plenty of proteins, plentyof protein.
(19:06):
There is a hispanic you know,higher hispanic community in
springdale.
Um, you have the parson radiorodeo which is there.
They have, um, this really coolproject going downtown emma.
So everything right now isreally about emma and springdale
.
Yeah, if you're considering, ifyou're looking at the square,
what's really cool by tyson?
(19:27):
Um, there's some really coolactivity around there.
But for me, what I'm looking atis, you know, close to emma, um
, the luther george park thatjust got finished.
And springdale is interesting,um, they got the same guy who
did the chicago beam to develop,you know, this outdoor pavilion
for the Luther George Park.
But yeah, there's so many goodthings going on in Springdale I
(19:49):
wish I could tell you everysingle one.
Blue Crane is also heavilyinvolved down there.
But Springdale is actually whereI first got started investing
Eight years ago.
Seven years ago, my first 12unit was in Springdale.
It was kind of East Springdale,out towards the airport.
I did a lot of investing outtowards the Springdale Municipal
(20:10):
Airport, which the SpringdaleMunicipal Airport.
Say that three times fast.
The Springdale MunicipalAirport is the busiest airport
between the executive airports,including the Bentonville, wow,
wow.
So the Bentonville you wouldthink Thonville one, you would
think Fayette and Field with allthe Walmart execs, or maybe
Fayetteville, but you have a lotof people coming into
(20:32):
Springdale, so split betweenFayetteville and Bentonville.
But I was doing a lot ofinvesting there and when I first
got started investing inSpringdale, like oh, you're
investing in Springdale, like becareful, you know, be careful
going out at night, you know, noproblem for me.
I came from Cincinnati but itwas a really good investment.
(20:54):
There's been a lot ofinvestment into Springdale and
that same thing with all thesecores you have investments that
spur in one area but that keepsgrowing, it keeps spreading to
the rest of the sub market.
So that's now happening inSpringdale.
So if you're an investor now inSpringdale, that's now
happening in Springdale.
So if you're an investor now inSpringdale, looking up in three
, five, seven, 10 years from now, you'll be really happy with
(21:17):
how that Springdale development.
I know you're still a ton ofupside there.
Speaker 1 (21:21):
100% agree about Springdale market and sorry
audience, we're pushing like anhour conversation.
It feels into 15 minutes sothat we can get to our next
segment.
So if this feels fast, we'resorry, we're going to move to
Fayetteville.
Tell us about the Fayettevillemarket in general and
demographic there.
Speaker 2 (21:39):
I've been investing in northwest Arkansas for again
seven, eight years.
I've invested in all the way inCenterton and then an hour
south of Fayetteville in FortSmith.
Yeah, but I've never investedin Fayetteville.
Okay, so I think I've lived inFayetteville.
When my first year in Arkansaswas in Fayetteville, yeah, Went
(22:01):
out on Dixon Street, worked inLowell and I worked in Rogers.
Fayetteville is centered aroundthe University of Arkansas,
which is now the eighth fastestgrowing.
Last year was the eighthfastest growing college in this
(22:21):
nation.
Speaker 1 (22:22):
And housing crisis there.
I mean, in my spring timesevery year I gear up for being
like the busiest because that'sthe perfect time for investors
to buy homes to lease it out tothese college students.
I just rented my personal homeout and the one before that
three bed, two bath, 2,000square feet, $3,300 a month,
(22:44):
like eight minute drive from theuniversity, not even on campus.
And these kids are.
It is a.
You do it as a college rental,yeah, to college kids, by
bedroom, by the bedroom, and Ifind three to four guys or three
to four parents Parents co-sign, all parents co-sign on it.
I have conversations with allthe parents.
I verify income.
It's like I do backgroundchecks on the kids but they
(23:07):
don't have any income nor abackground.
Really I've never foundanything on a kid.
But I think a big talk forfayetteville is the timing up
your purchases in fayettevilleto align with the college
students seeing things, becausethe data is there to show like,
oh my gosh, I can get two timeslike rent per square foot in
fayetteville, but like if youdon't time that up correctly,
(23:28):
you're going to be buying inoctober and eating your payment
till the springtime, yeah, soyeah, it depends what kind of
asset class is.
Speaker 2 (23:36):
very important in Fayetteville and, like what I
always always made, even thoughI never had personally invested
there, I lived there but thevacancy multifamily vacancy it
was like one of the low.
You know, besides Springdaleand Fayetteville always had the
lowest vacancy and sometimesit's increased and low.
We're talking like 1%.
Speaker 1 (23:56):
I tell people that and they're like no, you're
lying to me.
They think I'm a B-ing cert.
Speaker 2 (24:00):
I'm like I'm serious, like literally people are
leasing it before the nextperson is moving out.
Usually they're giving a monthnotice and you already have it
backfilled right there.
It's a couple of days, so Ialways thought that was so
interesting.
But Fayetteville, depending onhow like I remember this, it was
(24:21):
a five news interview with ahotel owner and then they did a
restaurant owner and they werejust talking about how well the
Hogs play versus how, like whattheir income looks like.
And they said it affects it whenthe hogs are doing really well.
You have a lot of people coming.
You have a lot of alumni comingback from dallas or denver or
wherever they ended up movingand they're coming back.
(24:42):
You know they want to see, youknow.
You know no hate, but you got alot of bandwagon fans.
But you know that's with anybest, with anything like you
know a team gets really good,people want to surround that and
there's a I mean that's a wholenother podcast is the economic
effect of having good sportsteams.
Even the guys who brought onMessi, they understood that they
(25:04):
paid.
He already paid himself backfor that.
But so that was my only concernas an investor for Fayetteville
is the seasonality of theuniversity, just in theory and
that's.
You know.
Summer kids are out, you know.
I guess if you're in retail itmight be more concerning for the
seasonality there.
Hospitality definitely yes,because of how many people are
(25:27):
coming and really football overbaseball and basketball.
Speaker 1 (25:31):
I mean baseball and basketball great, it's really
good and we see a little uptick.
But if football's doing good,the town feels it.
It's just such the state comesaround that the the university
there.
Now we could do a whole othersegment on farmington prairie
grove.
Farmington prairie grove orcities west of fayetteville
where fayetteville's growing a.
I think Elkins has a potentialfor the future as well.
(25:53):
But that gives our audienceslistening a quick like.
Should have been an hour but itwas 15 minutes conversation and
shout out for the question.
Speaker 2 (26:02):
Like you guys like shoot us a message Right now.
Speaker 1 (26:05):
We have just have an Instagram, so, yeah, that's a
place to follow us at NWAinvesting podcast here and we'll
answer questions, We'll putstuff up.
We got tune in to next episode.
We're going to be talking aboutsales as a, as a lift as it
compares to like real estateagents in Northwest Arkansas and
just an important life skill,you know, for investing in
(26:27):
Northwest Arkansas, forinvesting, for growing so
excited for that one too.
Speaker 2 (26:31):
Oh yeah, Thanks for tuning in.
Love you guys.
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