Real Estate Investing in Alvarado, Texas (76009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76009 (Alvarado, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.2% of homes vacant — above national norms.
What’s happening in Alvarado, TX (76009)?
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Market Analysis: 76009 Alvarado
ZIP 76009 inside Johnson County looks affordable on the surface — median value of $320K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,626/mo on a $320K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 76009 sits below the stated 0.0% once reality is priced in.
ZIP 76009's metrics run below Johnson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 76009 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 76009 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 Alvarado:
Property Strategy for 76009
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,580 | $1,480 | 5.9% | +6.5% | $89,790 |
| 3BR | $280,322 | $1,950 | 5.0% | +6.1% | $93,441 |
| 4BR | $375,038 | $2,420 | 4.6% | +6.1% | $93,759 |
| 5BR | $430,338 | — | — | +5.1% | $86,068 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76009 Compare?
| Metric | 76009 | Alvarado | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $319,501 | $319,501 | N/A | $297,000 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 5.4% |
| Avg Rent | $1,626 | $1,626 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76009 (Alvarado, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $319,501 |
| Monthly Rent | $1,626 |
| Price-to-Rent | 16.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +2.4% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | +3.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 76009
Population: 21,130
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 76009
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
Frequently Asked Questions
How should investors approach Alvarado, TX?
In Alvarado, TX the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $320K prices and $1,626/mo rents suits that approach.
Where do rents currently stand in Alvarado, TX?
Investors in Alvarado, TX typically see rents near $1,626/mo per month against $320K home values - a solid setup for rental cash flow.
Are there empty rentals in Alvarado, TX?
Vacancy in Alvarado, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,626/mo.
Can I live-in-and-rent in Alvarado, TX?
House hacking in Alvarado, TX is a challenging. With home values around $320K and rents at $1,626/mo, owner-occupants can offset a meaningful share of PITI.
Is Alvarado, TX landlord-friendly?
TX ranks as a landlord-friendly state for landlord-tenant law. Alvarado generally follows the statewide framework, so landlords face reasonable operating rules.
You know 76009 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76009 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 76009 ranks in Dallas-Fort Worth-Arlington, TX
Every ZIP in this metro, ranked. Free.
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