Real Estate Investing in Decatur, Texas (76234)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76234 (Decatur, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.6% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 28.1 — hard to cash-flow at these prices.
What’s happening in Decatur, TX (76234)?
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Market Analysis: 76234 Decatur
This part of Wise County is not an easy win. The 76234 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,287/mo on a $435K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 76234 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 76234 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 76234 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Decatur's stable or hybrid ZIPs before stepping into 76234. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Decatur:
Property Strategy for 76234
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $241,703 | $1,240 | 3.7% | +6.7% | $120,852 |
| 3BR | $379,296 | $1,710 | 3.2% | +6.9% | $126,432 |
| 4BR | $526,216 | $2,070 | 2.8% | +7.6% | $131,554 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76234 Compare?
| Metric | 76234 | Decatur | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $434,584 | $434,584 | N/A | $297,000 |
| 5-Year CAGR | 3.9% | 3.9% | N/A | 5.4% |
| Avg Rent | $1,287 | $1,287 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76234 (Decatur, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $434,584 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +3.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -13.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.3%). 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 76234
Population: 20,912
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 76234
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
How do home values compare in Decatur, TX?
In Decatur, TX the median home value sits at $435K. Against the broader TX market, that reads as reasonable for most investors.
What is the typical renter like in Decatur, TX?
Tenant quality in Decatur, TX ranks as solid. Landlords generally report predictable occupancy at market rents of $1,287/mo.
What do landlords charge for rent in Decatur, TX?
Expect rents around $1,287/mo per month in Decatur, TX. With home values at $435K, the yield math works out to reasonable levels for rental investors.
Does house hacking make sense in Decatur, TX?
House hacking in Decatur, TX is reasonable to execute. Prices around $435K and rents of $1,287/mo solid owner-occupant economics.
Is TX a landlord-friendly state?
The landlord environment in Decatur, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 76234 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76234 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 76234 ranks in Dallas-Fort Worth-Arlington, TX
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