Real Estate Investing in Sumner, Texas (75486)
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Should you buy in 75486 (Sumner, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sumner, TX (75486)?
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Market Analysis: 75486 Sumner
The 75486 ZIP in Sumner, TX is a local-operator market. Outside capital chasing a $323K entry has to pair deep knowledge with the discount.
The investment case in 75486 is robust only for operators who understand what they are buying. A $323K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within TX, ZIP 75486 trails on several market indicators that neighboring Lamar County submarkets outperform. The gap is real and durable enough to shape underwriting.
Turning to rents, 2,821 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 75486 is an operator game, not a passive one. In practical terms, entry prices of $323K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Sumner:
Market Trends
Home Value History (with trend line)
📊 How Does 75486 Compare?
| Metric | 75486 | Sumner | Paris, TX | Texas |
|---|---|---|---|---|
| Home Value | $322,791 | $322,791 | N/A | $297,000 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 5.4% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75486 (Sumner, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $322,791 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (3.0%). 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 75486
Population: 2,821
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
🎓 Nearby Colleges & Universities
Investor Insight: With 1,443 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What real estate strategy is ideal for Sumner, TX?
For Sumner, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the typical vacancy rate in Sumner, TX?
Sumner, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does Sumner, TX make sense for an investment property?
The 3.0/5 investability rating in Sumner, TX reflects its $323K prices and $1,233/mo rents. Investors generally consider it a solid option within TX.
How strict are landlord regulations in Sumner, TX?
Rental owners in Sumner, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How deep is the rental pool in Sumner, TX?
Expect a solid tenant pool in Sumner, TX. The rental market absorbs $1,233/mo rents without meaningful friction.
You know 75486 now. You don’t know where it ranks.
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How 75486 ranks in Paris, TX
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