Real Estate Investing in Etoile, Texas (75944)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75944 (Etoile, 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: 33.6% of homes vacant — above national norms.
- Lower household income: $34,667 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 Etoile, TX (75944)?
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Market Analysis: 75944 Etoile
The 75944 ZIP in Etoile, TX is a local-operator market. Outside capital chasing a $190K entry has to pair deep knowledge with the discount.
The 75944 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 75944 and stronger Etoile ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On balance, 894 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.
The right play in 75944 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 Etoile:
Market Trends
Home Value History (with trend line)
📊 How Does 75944 Compare?
| Metric | 75944 | Etoile | Nacogdoches, TX | Texas |
|---|---|---|---|---|
| Home Value | $190,027 | $197,144 | N/A | $297,000 |
| 5-Year CAGR | 4.3% | 4.3% | N/A | 5.4% |
| Avg Rent | $900 | $887 | N/A | - |
| Cap Rate | 3.7% | 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 75944 (Etoile, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $190,027 |
| Monthly Rent | $900 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 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 (3.7%). 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 75944
Population: 894
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 investment strategy works best in Etoile, TX?
In Etoile, TX the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $190K prices and $900/mo rents suits that approach.
How expensive is real estate in Etoile, TX?
The median home value in Etoile, TX is roughly $190K. That puts it reasonable relative to the TX statewide average.
How strong is Etoile, TX for real estate investors?
Etoile, TX scores 3.0/5 for investability. Home values sit at $190K and rents near $900/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is Etoile, TX good for landlords?
For rental operators, Etoile, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What do landlords charge for rent in Etoile, TX?
Rent in Etoile, TX is around $900/mo. The resulting rent-to-value relationship with $190K pricing is reasonable for most investor models.
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How 75944 ranks in Nacogdoches, TX
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