Real Estate Investing in San Augustine, Texas (75972)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 75972 (San Augustine, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 27.5% of homes vacant — above national norms.
- Declining values: -7.0% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.4% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Augustine, TX (75972)?
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Market Analysis: 75972 San Augustine
Not every below-median market is a bargain. San Augustine's 75972 ZIP registers signals that favor experienced operators who can absorb the risk $164K pricing implies.
Rent of $927/mo on a $164K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 75972 sits below the stated 0.0% once reality is priced in.
Regionally, 75972 sits on the difficult end of the TX spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Resident income in 75972 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 75972 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in San Augustine:
Market Trends
Home Value History (with trend line)
📊 How Does 75972 Compare?
| Metric | 75972 | San Augustine | Texas |
|---|---|---|---|
| Home Value | $163,535 | $163,535 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 4.4% | 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 75972 (San Augustine, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $163,535 |
| Monthly Rent | $927 |
| Price-to-Rent | 14.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.4% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -5.4% ▼ |
| 3-Year CAGR | -7.7% ▼ |
| 5-Year CAGR | -7.0% ▼ |
| 10-Year CAGR | -0.3% ▼ |
🏠 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 (4.4%). 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 75972
Population: 5,896
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 75972
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
What is the average home sale price in San Augustine, TX?
Expect median prices around $164K in San Augustine, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
Is San Augustine, TX a good market for buy-and-hold investors?
Our data puts San Augustine, TX at 3.0/5 for investability. Home prices of $164K and rents around $927/mo create a solid backdrop for investor activity.
What is the renter demographic in San Augustine, TX?
San Augustine, TX offers a steady renter base at the $927/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do landlord-tenant laws work in San Augustine, TX?
TX law landlord-friendly for landlords, and San Augustine inherits those rules. Investors should still review local ordinances for rental licensing.
What approach is best for San Augustine, TX real estate?
The best-fit strategy in San Augustine, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 75972 now. You don’t know where it ranks.
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