Real Estate Investing in Longview, Texas (75602)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75602 (Longview, 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.
- High vacancy: 15.1% of homes vacant — above national norms.
What’s happening in Longview, TX (75602)?
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Market Analysis: 75602 Longview
Investors eyeing 75602 need to respect the fundamentals at play. Home values of $144K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 75602 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 75602 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Looking more closely, 20,394 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.
The 75602 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Longview:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75602 Compare?
| Metric | 75602 | Longview | Longview, TX | Texas |
|---|---|---|---|---|
| Home Value | $144,299 | $101,830 | N/A | $297,000 |
| 5-Year CAGR | 5.6% | 5.3% | N/A | 5.4% |
| Avg Rent | $1,243 | $1,174 | N/A | - |
| Cap Rate | 6.7% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75602 (Longview, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,299 |
| Monthly Rent | $1,243 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 12.4% |
📈 Home Appreciation
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 75602
Population: 20,394
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 75602
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 1,280 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Longview, TX a friendly market for rental owners?
The landlord environment in Longview, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the tenant pool like in Longview, TX?
Tenant quality in Longview, TX ranks as solid. Landlords generally report even-keeled occupancy at market rents of $1,243/mo.
How much does a house cost in Longview, TX?
Longview, TX home values average about $144K. That price point suits investors targeting rentals with $1,243/mo in monthly income.
Does a duplex house hack pencil in Longview, TX?
Longview, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,243/mo rent level.
How strong are rents in Longview, TX?
Longview, TX rentals go for roughly $1,243/mo a month. That puts gross yield in solid territory relative to $144K acquisition costs.
You know 75602 now. You don’t know where it ranks.
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How 75602 ranks in Longview, TX
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