1st Advantage MortgageBenton is a AR market where the rent-to-payment ratio decides the loan. Median rent is $1,072, median home value is $212,700 and 32% of households rent.
Benton rental market at a glance
Renters who pay cash rent in Benton have a median gross rent of $1,072 a month, about 13% above the Arkansas median of $947, while owner-occupied homes carry a median value of $212,700. A quick screen: twelve months of Benton median rent over its median home value equals 6.0%, a middle-of-the-road gross ratio. Use it to compare markets, then replace it with real rent evidence for the address.
| Indicator | Arkansas | Benton | Difference |
|---|---|---|---|
| Annual property tax bill, median | $1,040 | $1,352 | +30% |
| Household income, median | $60,773 | $72,876 | +20% |
| Typical owner-occupied value | $188,000 | $212,700 | +13% |
| Typical monthly rent | $947 | $1,072 | +13% |
| Persons per household | 2.46 | 2.35 | |
| Share of homes detached | 70.0% | 80.0% | +14% |
| Long commuters, 45 min plus | 11.4% | 9.6% | -16% |
| Degree holders, age 25+ | 25.7% | 28.3% | +10% |
| Workers on their own account | 10.4% | 8.3% | -20% |
| Renters paying 30%+ of income | 44.8% | 40.2% | -10% |
| Units sitting vacant | 13.5% | 5.3% | -61% |
| Annual rent divided by value | 6.0% | 6.0% | +0% |
| Households that rent | 33.6% | 31.8% | -5% |
| Tax as a share of home value | 0.55% | 0.64% | +15% |
| Residents (Census estimate) | 3,049,391 | 36,595 |
Only 31.8% of occupied homes in Benton are rented, close to the Arkansas median of 34%, so the rental pool is smaller and a vacant unit may take more marketing effort. Household income runs a median $72,876 (about 20% above the Arkansas median of $60,773), while 40% of renters spend 30 percent or more of income on housing.
What Benton investors are buying
With 80% of units detached, Benton is a single-family market first. Investors mostly buy houses, and the rent evidence comes from similar houses nearby. Benton's median home was built in 1995, so many rentals are newer and the diligence shifts to association documents and builder warranties.
Vacancy is a quiet driver of rent. 5% of homes are vacant citywide and 5.8% of the rental inventory was listed for rent when the Census surveyed.
Reading Benton as an investor
A 6.0% gross yield makes Benton a market where the ratio is achievable but not automatic. A few hundred dollars of extra insurance or dues can decide a borderline file. Newer construction (median built 1995) lowers near-term repair risk, but association rules and builder-grade finishes can limit rent growth. Because only 32% of households rent, vacant units can take longer to lease, and location relative to employers or campuses matters more.
The payment side of the Benton ratio
Homeowners in Benton paid a median $1,352 in real estate taxes, well above the Arkansas median of $1,040, an effective rate near 0.64% of home value against 0.55% statewide. Set beside the median rent, the tax alone consumes about 11% of annual rent.
Insurance follows risk. FEMA's National Risk Index lists Saline County as relatively low overall, with ice storms (very high), lightning (relatively high) and heat waves (relatively moderate) as the main drivers.
| Hazard in Saline County, FEMA index | Level |
|---|---|
| Tornadoes exposure | Relatively Moderate |
| Heat waves exposure | Relatively Moderate |
| Lightning exposure | Relatively High |
| Ice storms exposure | Very High |
| Social vulnerability score | Relatively Low |
| Annualized loss estimate | Relatively Low |
| Composite risk | Relatively Low |
Flood risk in Benton is parcel by parcel: check the address on FEMA's flood map service, because a mapped high-risk zone means required flood cover and a heavier payment.
What the Benton medians allow
For a rough fit test, treat $1,072 as the rent and $113 as the monthly tax. The payment cannot exceed $1,072 at a 1.00 ratio, so $959 is left after taxes for interest, principal, insurance and any association dues, shrinking to $745 if the lender wants 1.25.
Landlord and short-term rental rules in Benton
For Benton, treat local rental rules as an open question to close before you offer. Ask the city and Saline County about landlord registration, inspections and short-term rental permits, and check association documents too. If you are weighing nightly income in Benton, the state tax backdrop is this. Arkansas adds a state tourism tax on transient lodging to its sales tax, with local taxes on top, and marketplaces such as Airbnb generally collect the state taxes for bookings they process while hosts answer for local taxes the platform does not collect.
A Benton landlord must handle the deposit within 60 days after move-out under Arkansas law.
How Benton stacks up against its neighbors
Of the cities listed, Conway is the most expensive ($252,100 median value) and Hot Springs the least ($165,500); Benton sits at $212,700.
| Market | Renter share | Tax bill | Home value | Residents | Rent |
|---|---|---|---|---|---|
| Conway | 55% | $1,467 | $252,100 | 67,642 | $1,011 |
| Hot Springs | 43% | $816 | $165,500 | 37,920 | $914 |
| North Little Rock | 55% | $1,591 | $178,900 | 64,538 | $1,069 |
| Little Rock | 46% | $1,902 | $236,400 | 203,436 | $1,106 |
| Benton | 32% | $1,352 | $212,700 | 36,595 | $1,072 |
Tenants, jobs and anchors in Benton
Self-employment accounts for 8.3% of Benton's workforce, so many local investors earn income that a standard payroll-based mortgage underwrites poorly. Looking at who fills the rentals, government workers are about 20% of employment, 28% of adults hold a bachelor's degree or higher and 10% of commuters travel 45 minutes or more.
From a Benton listing to a loan
Gather the lease or rent estimate, the tax estimate and an insurance quote for the Benton address, check them in the calculator, and begin your application or get a quote first.
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Where these facts come from
- Ark. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306, the Arkansas deposit law
- Arkansas tax source: Arkansas DFA, sales and use tax rates
- ACS 2020 to 2024 estimates for Benton
- FEMA county hazard table
- Background reading: Benton, Arkansas
Census figures are 2020 to 2024 ACS five-year estimates for Benton and carry margins of error. For Arkansas tenant law we used RedFlagLease under CC BY 4.0 plus the linked statutes. Reviewed in October 2026, with no promise that rules have stayed put.
Quick file checklist
On a Benton purchase, line up the lease, the tax estimate, the insurance quote and any association dues before the appraisal is ordered, and ask the appraiser's office what rent comparables they plan to use.
DSCR loan availability varies by property and lender program and is not an offer to lend. See our disclosures.
Frequently asked questions
What rent do DSCR lenders use for a Benton rental?
It comes from a lease or from the market rent in the appraisal, whichever the program uses. Against that, the Benton median is $1,072.
How is the DSCR figure built for a Benton property?
Every piece of PITIA is in the denominator. With $1,072 in rent, a 1.25 lender allows about $858, leaving $745 after median taxes of $113 a month.
What tax bill should I expect on a Benton rental?
The median bill is $1,352, an effective rate near 0.64%. Because Saline County may reassess at sale, use an estimate on the new price when you run the ratio.
Is short-term rental income allowed for a Benton DSCR loan?
Where lender guidelines allow it, yes, with platform history or a market projection. First confirm that Benton and any HOA permit stays under 30 days, and that you can register for Arkansas lodging tax.
Are there deposit limits for Benton rentals?
A landlord has 60 days to return the deposit. Both come from Ark. Code 18-16-303, 18-16-304, 18-16-305, 18-16-306.
Should I worry about hazards at a Benton property?
The National Risk Index gives the county an overall relatively low rating. Use that as a prompt to get quotes, not as a verdict on one Benton street.
Do I need an LLC to buy a rental in Benton?
You do not need one, and many investors close in an entity. If you use an LLC, the lender asks for formation documents and usually a personal guaranty. Talk to your attorney and accountant about structure for a Arkansas property.