Real Estate Investing in Longview, Texas (75605)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75605 (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: 8.3% vacancy may signal weakening demand.
What’s happening in Longview, TX (75605)?
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Market Analysis: 75605 Longview
This part of Gregg County is not an easy win. The 75605 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 75605 can be a a viable market for hunting ground — but the discount at $291K reflects genuine risk that outside investors often underestimate.
In the broader TX picture, 75605 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 75605 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Longview's stable or hybrid ZIPs before stepping into 75605. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Longview:
Property Strategy for 75605
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $212,686 | $1,340 | 4.5% | +6.2% | $106,343 |
| 3BR | $268,706 | $1,770 | 4.7% | +6.2% | $89,569 |
| 4BR | $423,344 | $1,880 | 3.2% | +6.4% | $105,836 |
| 5BR | $661,816 | — | — | +7.3% | $132,363 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75605 Compare?
| Metric | 75605 | Longview | Longview, TX | Texas |
|---|---|---|---|---|
| Home Value | $290,549 | $101,830 | N/A | $297,000 |
| 5-Year CAGR | 5.0% | 5.3% | N/A | 5.4% |
| Avg Rent | $1,232 | $1,174 | N/A | - |
| Cap Rate | 3.3% | 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 75605 (Longview, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $290,549 |
| Monthly Rent | $1,232 |
| Price-to-Rent | 19.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | +1.9% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 Rent Trends
| 1-Year | -7.7% ▼ |
| 3-Year CAGR | -1.8% ▼ |
| 5-Year CAGR | +2.2% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.3%). 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 75605
Population: 34,584
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 75605
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
Frequently Asked Questions
Are there empty rentals in Longview, TX?
Vacancy risk in Longview, TX is elevated. That supports consistent cash flow for typical rental holds.
Does a duplex house hack pencil in Longview, TX?
House hacking works a challenging in Longview, TX. Rents of $1,232/mo against $291K acquisition make the strategy solid for owner-occupants.
What is the typical rental rate in Longview, TX?
Expect rents around $1,232/mo per month in Longview, TX. With home values at $291K, the yield math works out to reasonable levels for rental investors.
What is the average home sale price in Longview, TX?
Longview, TX home values average about $291K. That price point suits investors targeting rentals with $1,232/mo in monthly income.
Should investors consider Longview, TX?
Yes - Longview, TX a 3.0/5 investability score. With $291K home prices against $1,232/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 75605 now. You don’t know where it ranks.
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How 75605 ranks in Longview, TX
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