Real Estate Investing in River Oaks, Texas (76114)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76114 (River Oaks, 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: 9.9% vacancy may signal weakening demand.
What’s happening in River Oaks, TX (76114)?
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Market Analysis: 76114 River Oaks
The 76114 ZIP in River Oaks, TX is a local-operator market. Outside capital chasing a $235K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $235K asset, 76114 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 76114 sits on the difficult end of the TX spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
On balance, 26,665 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.
The 76114 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 River Oaks:
Property Strategy for 76114
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $158,021 | $1,240 | 5.6% | — | $158,021 |
| 2BR | $188,029 | $1,450 | 5.6% | +6.4% | $94,015 |
| 3BR | $227,979 | $1,910 | 6.0% | +6.0% | $75,993 |
| 4BR | $333,759 | $2,370 | 5.1% | +5.9% | $83,440 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76114 Compare?
| Metric | 76114 | River Oaks | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $234,711 | $234,711 | N/A | $297,000 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,624 | $1,624 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
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 76114 (River Oaks, TX). Anonymous, moderated, never written by AI.
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Property managers serving Tarrant County
Manage rentals here? List your business →1st Choice Property Management provides residential and commercial property management services in Fort Worth, including tenant screening, rent collection, and maintenance. summary from their website
All County Group offers full-service residential property management in Fort Worth, TX and surrounding areas, focusing exclusively on maximizing rental property revenue for owners. summary from their website
Bridge Residential Property Services, LLC provides residential property services. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $234,711 |
| Monthly Rent | $1,624 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +0.1% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 Rent Trends
| 1-Year | -2.6% ▼ |
| 3-Year CAGR | +0.3% ▲ |
| 5-Year CAGR | +2.6% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.4%). 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 76114
Population: 26,665
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 76114
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 12,109 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is River Oaks, TX for real estate investors?
Investors tracking River Oaks, TX will find a 3.0/5 rating supported by $235K median home values and $1,624/mo rents. That profile suits long-term holders targeting predictable returns.
What are rental rates like in River Oaks, TX?
River Oaks, TX rentals go for roughly $1,624/mo a month. That puts gross yield in solid territory relative to $235K acquisition costs.
What real estate strategy is ideal for River Oaks, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in River Oaks, TX. The numbers - $235K homes against $1,624/mo rents - support that play.
What is the rental occupancy rate in River Oaks, TX?
Expect elevated vacancy in River Oaks, TX. Rents at $1,624/mo are absorbed by the tenant base without meaningful lag.
Is TX a landlord-friendly state?
TX law landlord-friendly for landlords, and River Oaks inherits those rules. Investors should still review local ordinances for rental licensing.
You know 76114 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76114 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 76114 ranks in Dallas-Fort Worth-Arlington, TX
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