Real Estate Investing in Jewett, Texas (75846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75846 (Jewett, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 30.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.1% CAGR).
- High price-to-rent: Price-to-rent ratio 25.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Jewett, TX (75846)?
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Market Analysis: 75846 Jewett
ZIP 75846 inside Leon looks affordable on the surface — median value of $282K — but the discount exists for reasons that a careful buyer should understand before committing.
From a cash-flow lens, the numbers look inviting — $282K purchase price, 0.0% nominal cap — the work to hit that pro forma in 75846 is substantial and deserves full respect.
Nearby ZIPs in Jewett have seen price recovery that 75846 has not matched. Leon data supports the view that the spread is structural rather than temporary.
The demographic picture in 75846 includes headwinds that any investor should price in. Income distribution skews lower than Jewett averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 75846 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Jewett:
Market Trends
Home Value History (with trend line)
📊 How Does 75846 Compare?
| Metric | 75846 | Jewett | Texas |
|---|---|---|---|
| Home Value | $282,279 | $282,279 | $297,000 |
| 5-Year CAGR | 0.1% | 0.1% | 5.4% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 2.5% | 2.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75846 (Jewett, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $282,279 |
| Monthly Rent | $909 |
| Price-to-Rent | 25.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -2.2% ▼ |
| 5-Year CAGR | +0.1% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (2.5%). 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 75846
Population: 2,561
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 75846
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
How much is rent in Jewett, TX?
Jewett, TX rentals go for roughly $909/mo a month. That puts gross yield in solid territory relative to $282K acquisition costs.
What is the median home value in Jewett, TX?
Typical homes in Jewett, TX go for around $282K. The 5-year CAGR of 0.0% even-keeled price movement.
Is Jewett in TX worth investing in?
Investors tracking Jewett, TX will find a 2.0/5 rating supported by $282K median home values and $909/mo rents. That profile suits long-term holders targeting even-keeled returns.
Does house hacking make sense in Jewett, TX?
House hacking works a challenging in Jewett, TX. Rents of $909/mo against $282K acquisition make the strategy solid for owner-occupants.
Should investors worry about vacancy in Jewett, TX?
Vacancy in Jewett, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $909/mo.
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