Real Estate Investing in Henderson, Texas (75652)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75652 (Henderson, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 21.4% 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 Henderson, TX (75652)?
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Market Analysis: 75652 Henderson
This part of Rusk is not an easy win. The 75652 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 75652 can be a worth a close look for hunting ground — but the discount at $195K reflects genuine risk that outside investors often underestimate.
On balance, 75652 offers a low basis, the region around Henderson has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 75652 includes headwinds that any investor should price in. Income distribution skews lower than Henderson averages, and tenant stability requires active management.
The right play in 75652 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Henderson:
Market Trends
Home Value History (with trend line)
📊 How Does 75652 Compare?
| Metric | 75652 | Henderson | Texas |
|---|---|---|---|
| Home Value | $195,299 | $209,845 | $297,000 |
| 5-Year CAGR | 4.1% | 4.4% | 5.4% |
| Avg Rent | $1,035 | $1,044 | - |
| Cap Rate | 4.1% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75652 (Henderson, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,299 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +8.7% ▲ |
| 3-Year CAGR | +1.0% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (4.1%). 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 75652
Population: 14,782
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 75652
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 house hacking profitable in Henderson, TX?
The house hack math a challenging in Henderson, TX. Owner-occupant buyers benefit from the $1,035/mo rents and $195K home values.
How much is rent in Henderson, TX?
Investors in Henderson, TX typically see rents near $1,035/mo per month against $195K home values - a solid setup for rental cash flow.
Is it easy to find good tenants in Henderson, TX?
Working renters make up the core of the Henderson, TX tenant base. The pool is reasonable for investors targeting long-term holds.
How strict are landlord regulations in Henderson, TX?
TX ranks as a landlord-friendly state for landlord-tenant law. Henderson generally follows the statewide framework, so landlords face reasonable operating rules.
What type of investing works in Henderson, TX?
For Henderson, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 75652 now. You don’t know where it ranks.
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