Real Estate Investing in Longview, Texas (75603)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75603 (Longview, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Longview, TX (75603)?
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Market Analysis: 75603 Longview
This part of Gregg County is not an easy win. The 75603 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $248K asset, 75603 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 75603 and stronger Longview ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 75603 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Longview's stable or hybrid ZIPs before stepping into 75603. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Longview:
Market Trends
Home Value History (with trend line)
📊 How Does 75603 Compare?
| Metric | 75603 | Longview | Longview, TX | Texas |
|---|---|---|---|---|
| Home Value | $248,432 | $101,830 | N/A | $297,000 |
| 5-Year CAGR | 5.2% | 5.3% | N/A | 5.4% |
| Avg Rent | $972 | $1,174 | N/A | - |
| Cap Rate | 3.1% | 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 75603 (Longview, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $248,432 |
| Monthly Rent | $972 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 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 (3.1%). 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 75603
Population: 6,458
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 75603
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
What is the best play in Longview, TX?
For Longview, 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 rental occupancy rate in Longview, TX?
Longview, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are tenants stable in Longview, TX?
Working renters make up the core of the Longview, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Is house hacking profitable in Longview, TX?
House hacking in Longview, TX is reasonable to execute. Prices around $248K and rents of $972/mo solid owner-occupant economics.
How much rent can I charge in Longview, TX?
Rents in Longview, TX run near $972/mo. Compared with median home prices of $248K that produces solid gross yields for typical rentals.
You know 75603 now. You don’t know where it ranks.
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How 75603 ranks in Longview, TX
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