Real Estate Investing in Overton, Texas (75684)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75684 (Overton, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.7% 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 Overton, TX (75684)?
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Market Analysis: 75684 Overton
The 75684 ZIP covers a section of Overton that demands careful diligence. Prices near $185K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 75684 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Meanwhile, 75684 offers a low basis, the region around Overton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 75684 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategically, 75684 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 Overton:
Market Trends
Home Value History (with trend line)
📊 How Does 75684 Compare?
| Metric | 75684 | Overton | Texas |
|---|---|---|---|
| Home Value | $184,851 | $184,851 | $297,000 |
| 5-Year CAGR | 2.9% | 2.9% | 5.4% |
| Avg Rent | $1,080 | $1,080 | - |
| Cap Rate | 4.6% | 4.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75684 (Overton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $184,851 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (4.6%). 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 75684
Population: 7,655
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 75684
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
WEST RUSK EL
WEST RUSK INT
WEST RUSK H S
WEST RUSK MIDDLE
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 strict are landlord regulations in Overton, TX?
Overton, TX operates under TX law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are tenants stable in Overton, TX?
Working renters make up the core of the Overton, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Are homes affordable in Overton, TX?
Overton, TX home values average about $185K. That price point suits investors targeting rentals with $1,080/mo in monthly income.
Do rentals sit vacant long in Overton, TX?
Rental vacancy in Overton, TX is elevated. Investors should budget normal turnover but not chronic empty units.
Does house hacking work in Overton, TX?
House hacking in Overton, TX is reasonable to execute. Prices around $185K and rents of $1,080/mo solid owner-occupant economics.
You know 75684 now. You don’t know where it ranks.
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