Real Estate Investing in Longview, Texas (75604)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75604 (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.
- Elevated vacancy: 9.9% vacancy may signal weakening demand.
What’s happening in Longview, TX (75604)?
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Market Analysis: 75604 Longview
ZIP 75604 in Longview, TX carries a substantial set of headwinds. Home values near $221K and rents of $1,029/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $221K asset, 75604 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader TX picture, 75604 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 75604 includes headwinds that any investor should price in. Income distribution skews lower than Longview averages, and tenant stability requires active management.
Strategically, 75604 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Longview:
Property Strategy for 75604
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $147,082 | $1,190 | 5.8% | +4.6% | $73,541 |
| 3BR | $231,366 | $1,590 | 4.9% | +6.3% | $77,122 |
| 4BR | $337,201 | $1,680 | 3.6% | +5.5% | $84,300 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75604 Compare?
| Metric | 75604 | Longview | Longview, TX | Texas |
|---|---|---|---|---|
| Home Value | $221,075 | $101,830 | N/A | $297,000 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 5.4% |
| Avg Rent | $1,029 | $1,174 | N/A | - |
| Cap Rate | 3.6% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75604 (Longview, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $221,075 |
| Monthly Rent | $1,029 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | -16.1% ▼ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 75604
Population: 31,714
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 75604
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
WHITE OAK H S
WHITE OAK PRI
WHITE OAK INT
WHITE OAK MIDDLE
WHITE OAK EARLY CHILDHOOD CENTER
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
How quickly do rentals get leased in Longview, TX?
Longview, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What is the renter demographic in Longview, TX?
The renter base in Longview, TX is reasonable for the $1,029/mo price point. Screening well and pricing to market typically yields consistent tenants.
What is the best play in Longview, TX?
The best-fit strategy in Longview, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Does a duplex house hack pencil in Longview, TX?
House hacking works a challenging in Longview, TX. Rents of $1,029/mo against $221K acquisition make the strategy solid for owner-occupants.
Is Longview in TX worth investing in?
Longview, TX scores 3.0/5 for investability. Home values sit at $221K and rents near $1,029/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 75604 now. You don’t know where it ranks.
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How 75604 ranks in Longview, TX
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