Real Estate Investing in Van, Texas (75790)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75790 (Van, 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: 14.8% of homes vacant — above national norms.
- Elevated poverty: 22.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Van, TX (75790)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 75790 Van
On the rental side, ZIP 75790 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $241K median. It rewards specialists, not generalists.
The 75790 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within TX, ZIP 75790 trails on several market indicators that neighboring Van Zandt County submarkets outperform. The gap is real and resilient enough to shape underwriting.
From a cash-flow lens, 3,790 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Van:
Market Trends
Home Value History (with trend line)
📊 How Does 75790 Compare?
| Metric | 75790 | Van | Texas |
|---|---|---|---|
| Home Value | $240,930 | $240,930 | $297,000 |
| 5-Year CAGR | 2.6% | 2.6% | 5.4% |
| Avg Rent | $1,080 | $1,080 | - |
| 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 75790 (Van, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $240,930 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +2.6% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 75790
Population: 3,790
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 75790
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.
Frequently Asked Questions
Is real estate in Van, TX a good investment right now?
Van, TX scores 3.0/5 for investability. Home values sit at $241K and rents near $1,080/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How high is vacancy risk in Van, TX?
Vacancy risk in Van, TX is elevated. That supports reliable cash flow for typical rental holds.
What type of investing works in Van, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Van, TX. With home values at $241K and rents near $1,080/mo, other strategies can work but produce consistent rather than outsized returns.
Is Van, TX a friendly market for rental owners?
Van, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much should I expect to pay for a home in Van, TX?
Expect median prices around $241K in Van, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
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