Real Estate Investing in Donie, Texas (75838)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75838 (Donie, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 56.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.1 — hard to cash-flow at these prices.
- Lower household income: $37,386 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Donie, TX (75838)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 75838 Donie
The 75838 ZIP in Donie, TX is a local-operator market. Outside capital chasing a $290K entry has to pair deep knowledge with the discount.
The investment case in 75838 is substantial only for operators who understand what they are buying. A $290K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 75838 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 75838 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
seems to 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 Donie:
Market Trends
Home Value History (with trend line)
📊 How Does 75838 Compare?
| Metric | 75838 | Donie | Texas |
|---|---|---|---|
| Home Value | $289,780 | $289,780 | $297,000 |
| 5-Year CAGR | 3.7% | 3.7% | 5.4% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 75838 (Donie, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 75838 (Donie, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $289,780 |
| Monthly Rent | $891 |
| Price-to-Rent | 27.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (2.4%). 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 75838
Population: 283
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
Frequently Asked Questions
What real estate strategy is ideal for Donie, TX?
The best-fit strategy in Donie, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Should investors worry about vacancy in Donie, TX?
Vacancy risk in Donie, TX is elevated. That supports stable cash flow for typical rental holds.
Where do home prices stand in Donie, TX?
Typical homes in Donie, TX go for around $290K. The 5-year CAGR of 0.0% predictable price movement.
Is TX a landlord-friendly state?
TX ranks as a landlord-friendly state for landlord-tenant law. Donie generally follows the statewide framework, so landlords face reasonable operating rules.
Is real estate in Donie, TX a good investment right now?
Our data puts Donie, TX at 3.0/5 for investability. Home prices of $290K and rents around $891/mo create a solid backdrop for investor activity.
You know 75838 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 75838 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 75838 (Donie)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 75838 (Donie, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.