Real Estate Investing in Perrin, Texas (76486)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76486 (Perrin, 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: 20.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 36.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Perrin, TX (76486)?
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Market Analysis: 76486 Perrin
The 76486 ZIP covers a section of Perrin that demands careful diligence. Prices near $377K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 76486 can be a a solid fit for hunting ground — but the discount at $377K reflects genuine risk that outside investors often underestimate.
Regionally, 76486 sits on the difficult end of the TX spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 76486 includes headwinds that any investor should price in. Income distribution skews lower than Perrin averages, and tenant stability requires active management.
New investors are better served looking at Perrin's stable or hybrid ZIPs before stepping into 76486. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Perrin:
Market Trends
Home Value History (with trend line)
📊 How Does 76486 Compare?
| Metric | 76486 | Perrin | Dallas-Fort Worth-Arlington, TX | Texas |
|---|---|---|---|---|
| Home Value | $377,202 | $377,202 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76486 (Perrin, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $377,202 |
| Monthly Rent | $873 |
| Price-to-Rent | 36.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (1.8%). 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 76486
Population: 1,375
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 76486
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 is the median home value in Perrin, TX?
Perrin, TX home values average about $377K. That price point suits investors targeting rentals with $873/mo in monthly income.
Which real estate strategy fits Perrin, TX?
Perrin, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($377K prices, $873/mo rents) make it a reasonable choice.
Is Perrin, TX good for house hacking?
Perrin, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $377K price point reasonable to enter.
How strict are landlord regulations in Perrin, TX?
For rental operators, Perrin, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the renter demographic in Perrin, TX?
The renter base in Perrin, TX is reasonable for the $873/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 76486 now. You don’t know where it ranks.
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How 76486 ranks in Dallas-Fort Worth-Arlington, TX
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