Real Estate Investing in Cresson, Texas (76035)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76035 (Cresson, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 23.4% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 5.5% 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 Cresson, TX (76035)?
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Market Analysis: 76035 Cresson
The 76035 ZIP in Cresson, TX is a local-operator market. Outside capital chasing a $442K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $442K asset, 76035 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 76035 and stronger Cresson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Turning to rents, 3,247 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.
Strategy in 76035 is an operator game, not a passive one. Put differently, entry prices of $442K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Cresson:
Market Trends
Home Value History (with trend line)
📊 How Does 76035 Compare?
| Metric | 76035 | Cresson | Granbury, TX | Texas |
|---|---|---|---|---|
| Home Value | $442,339 | $442,339 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,485 | $1,485 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76035 (Cresson, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $442,339 |
| Monthly Rent | $1,485 |
| Price-to-Rent | 24.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | -5.5% ▼ |
| 3-Year CAGR | -3.9% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | +4.1% ▲ |
🏠 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 (2.6%). 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 76035
Population: 3,247
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
How much do tenants pay in Cresson, TX?
Rent in Cresson, TX is around $1,485/mo. The resulting rent-to-value relationship with $442K pricing is reasonable for most investor models.
Is Cresson, TX a good market for FHA house hackers?
Cresson, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,485/mo rent level.
What are vacancy rates like in Cresson, TX?
Cresson, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What price range are homes in Cresson, TX?
The median home value in Cresson, TX is roughly $442K. That puts it reasonable relative to the TX statewide average.
Should investors consider Cresson, TX?
The 2.0/5 investability rating in Cresson, TX reflects its $442K prices and $1,485/mo rents. Investors generally consider it a solid option within TX.
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