Real Estate Investing in Bivins, Texas (75555)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75555 (Bivins, 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.
- High vacancy: 18.3% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bivins, TX (75555)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 75555 Bivins
ZIP 75555 inside Cass County looks affordable on the surface — median value of $185K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $873/mo on a $185K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 75555 sits below the stated 0.0% once reality is priced in.
Within TX, ZIP 75555 trails on several market indicators that neighboring Cass County submarkets outperform. The gap is real and significant enough to shape underwriting.
Who lives in 75555 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
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 Bivins:
Market Trends
Home Value History (with trend line)
📊 How Does 75555 Compare?
| Metric | 75555 | Bivins | Texas |
|---|---|---|---|
| Home Value | $185,312 | $185,312 | $297,000 |
| 5-Year CAGR | 0.2% | 0.2% | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75555 (Bivins, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,312 |
| Monthly Rent | $873 |
| Price-to-Rent | 17.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (3.7%). 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 75555
Population: 1,508
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
Frequently Asked Questions
How expensive is real estate in Bivins, TX?
Median home price in Bivins, TX is near $185K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
How high is vacancy risk in Bivins, TX?
Bivins, TX carries elevated vacancy risk. Expect even-keeled absorption at market rents of $873/mo.
Is Bivins, TX good for landlords?
Bivins, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can owner-occupants cash flow in Bivins, TX?
Bivins, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $185K price point reasonable to enter.
Is the tenant base reliable in Bivins, TX?
Tenant demand in Bivins, TX is solid. The local workforce $873/mo rents across most rental classes.
You know 75555 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 75555 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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