Real Estate Investing in Saint Jo, Texas (76265)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76265 (Saint Jo, 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: 26.5% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Saint Jo, TX (76265)?
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Market Analysis: 76265 Saint Jo
This part of Montague County is not an easy win. The 76265 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 76265 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
ZIP 76265's metrics run below Montague County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 76265 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Saint Jo's stable or hybrid ZIPs before stepping into 76265. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Saint Jo:
Market Trends
Home Value History (with trend line)
📊 How Does 76265 Compare?
| Metric | 76265 | Saint Jo | Gainesville, TX | Texas |
|---|---|---|---|---|
| Home Value | $270,618 | $270,618 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76265 (Saint Jo, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,618 |
| Monthly Rent | $954 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 2.6% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | -3.0% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (2.8%). 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 76265
Population: 1,634
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 76265
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 do landlords charge for rent in Saint Jo, TX?
Expect rents around $954/mo per month in Saint Jo, TX. With home values at $271K, the yield math works out to reasonable levels for rental investors.
How do experienced investors play Saint Jo, TX?
The best-fit strategy in Saint Jo, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the median home value in Saint Jo, TX?
Expect median prices around $271K in Saint Jo, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Is Saint Jo, TX a friendly market for rental owners?
For rental operators, Saint Jo, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does house hacking work in Saint Jo, TX?
House hacking in Saint Jo, TX is reasonable to execute. Prices around $271K and rents of $954/mo solid owner-occupant economics.
You know 76265 now. You don’t know where it ranks.
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How 76265 ranks in Gainesville, TX
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