Real Estate Investing in Nacogdoches, Texas (75964)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75964 (Nacogdoches, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
What’s happening in Nacogdoches, TX (75964)?
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Market Analysis: 75964 Nacogdoches
This part of Nacogdoches County is not an easy win. The 75964 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 75964 is durable only for operators who understand what they are buying. A $193K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 75964 sits on the difficult end of the TX spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 75964 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Nacogdoches's stable or hybrid ZIPs before stepping into 75964. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Nacogdoches:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 75964 Compare?
| Metric | 75964 | Nacogdoches | Nacogdoches, TX | Texas |
|---|---|---|---|---|
| Home Value | $193,449 | $169,585 | N/A | $297,000 |
| 5-Year CAGR | 2.8% | 3.9% | N/A | 5.4% |
| Avg Rent | $1,450 | $1,209 | N/A | - |
| Cap Rate | 5.9% | 4.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 75964 (Nacogdoches, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,449 |
| Monthly Rent | $1,450 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.9% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 (5.9%). 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 75964
Population: 21,019
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 75964
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 849 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Nacogdoches, TX?
Nacogdoches, TX median home values land near $193K. That is reasonable territory for investors looking at $1,450/mo-per-month rentals.
Is Nacogdoches, TX a friendly market for rental owners?
Rental owners in Nacogdoches, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How does Nacogdoches, TX stack up for property investment?
With a 3.0/5 investability score, Nacogdoches, TX ranks as a solid market for rental property investors. Median prices of $193K and rents of $1,450/mo drive the underlying numbers.
Does a duplex house hack pencil in Nacogdoches, TX?
House hacking in Nacogdoches, TX is reasonable to execute. Prices around $193K and rents of $1,450/mo solid owner-occupant economics.
Is it easy to find good tenants in Nacogdoches, TX?
Nacogdoches, TX offers a even-keeled renter base at the $1,450/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 75964 now. You don’t know where it ranks.
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How 75964 ranks in Nacogdoches, TX
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