Real Estate Investing in Garrison, Texas (75946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75946 (Garrison, 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: 12.9% 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 Garrison, TX (75946)?
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Market Analysis: 75946 Garrison
ZIP 75946 inside Nacogdoches County looks affordable on the surface — median value of $234K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 75946 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within TX, ZIP 75946 trails on several market indicators that neighboring Nacogdoches County submarkets outperform. The gap is real and notable enough to shape underwriting.
On balance, 3,536 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.
Experienced landlords with local relationships tend to find 75946 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 Garrison:
Market Trends
Home Value History (with trend line)
📊 How Does 75946 Compare?
| Metric | 75946 | Garrison | Nacogdoches, TX | Texas |
|---|---|---|---|---|
| Home Value | $234,459 | $234,459 | N/A | $297,000 |
| 5-Year CAGR | 2.7% | 2.7% | N/A | 5.4% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75946 (Garrison, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $234,459 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | -0.9% ▼ |
| 5-Year CAGR | +2.7% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 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 (3.4%). 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 75946
Population: 3,536
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 75946
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 expensive is real estate in Garrison, TX?
The median home value in Garrison, TX is roughly $234K. That puts it reasonable relative to the TX statewide average.
Is Garrison, TX good for landlords?
For rental operators, Garrison, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How much rent can I charge in Garrison, TX?
Garrison, TX rentals go for roughly $1,017/mo a month. That puts gross yield in solid territory relative to $234K acquisition costs.
Can I live-in-and-rent in Garrison, TX?
The house hack math a challenging in Garrison, TX. Owner-occupant buyers benefit from the $1,017/mo rents and $234K home values.
Are renters plentiful in Garrison, TX?
Garrison, TX draws a predictable base of working renters. Demand at the $1,017/mo rent level is reasonable for standard single-family and small multi rentals.
You know 75946 now. You don’t know where it ranks.
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How 75946 ranks in Nacogdoches, TX
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