Real Estate Investing in Cumby, Texas (75433)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75433 (Cumby, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 11.4% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 25.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cumby, TX (75433)?
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Market Analysis: 75433 Cumby
ZIP 75433 inside Hopkins County looks affordable on the surface — median value of $310K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 75433 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader TX picture, 75433 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 75433 ZIP's population of 3,133 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Cumby:
Market Trends
Home Value History (with trend line)
📊 How Does 75433 Compare?
| Metric | 75433 | Cumby | Sulphur Springs, TX | Texas |
|---|---|---|---|---|
| Home Value | $310,467 | $310,467 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75433 (Cumby, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $310,467 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.6% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | -3.1% ▼ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75433
Population: 3,133
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 75433
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 828 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Cumby, TX?
Cumby, TX home values average about $310K. That price point suits investors targeting rentals with $1,017/mo in monthly income.
Are rents high in Cumby, TX?
Rents in Cumby, TX run near $1,017/mo. Compared with median home prices of $310K that produces solid gross yields for typical rentals.
Is TX a landlord-friendly state?
The landlord environment in Cumby, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Cumby, TX a smart market for rental property?
With a 2.0/5 investability score, Cumby, TX ranks as a solid market for rental property investors. Median prices of $310K and rents of $1,017/mo drive the underlying numbers.
What is the tenant pool like in Cumby, TX?
Expect a solid tenant pool in Cumby, TX. The rental market absorbs $1,017/mo rents without meaningful friction.
You know 75433 now. You don’t know where it ranks.
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How 75433 ranks in Sulphur Springs, TX
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