Real Estate Investing in Carthage, Texas (75633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75633 (Carthage, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 24.9% 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 Carthage, TX (75633)?
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Market Analysis: 75633 Carthage
Not every below-median market is a bargain. Carthage's 75633 ZIP reflects signals that favor experienced operators who can absorb the risk $203K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $203K asset, 75633 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 75633 sits on the difficult end of the TX spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
A solid renter share of 23% in 75633 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 75633 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 Carthage:
Market Trends
Home Value History (with trend line)
📊 How Does 75633 Compare?
| Metric | 75633 | Carthage | Texas |
|---|---|---|---|
| Home Value | $202,867 | $202,867 | $297,000 |
| 5-Year CAGR | 2.6% | 2.6% | 5.4% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 3.5% | 3.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75633 (Carthage, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $202,867 |
| Monthly Rent | $900 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.5%). 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 75633
Population: 12,999
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 75633
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
What is the best play in Carthage, TX?
A careful cash-flow rentals with hands-on management strategy Carthage, TX best. The market produces predictable results for that approach at the $203K price point.
Are renters plentiful in Carthage, TX?
The renter base in Carthage, TX is reasonable for the $900/mo price point. Screening well and pricing to market typically yields stable tenants.
Where do rents currently stand in Carthage, TX?
Carthage, TX rentals go for roughly $900/mo a month. That puts gross yield in solid territory relative to $203K acquisition costs.
Can I live-in-and-rent in Carthage, TX?
House hacking works a challenging in Carthage, TX. Rents of $900/mo against $203K acquisition make the strategy solid for owner-occupants.
Are eviction rules reasonable in Carthage, TX?
Landlord-friendliness in Carthage, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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