Real Estate Investing in China Spring, Texas (76633)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76633 (China Spring, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in China Spring, TX (76633)?
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Market Analysis: 76633 China Spring
Not every below-median market is a bargain. China Spring's 76633 ZIP reports signals that favor experienced operators who can absorb the risk $412K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 76633 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 76633 sits on the difficult end of the TX spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The 76633 ZIP's population of 6,037 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The 76633 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 China Spring:
Property Strategy for 76633
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $246,983 | $1,640 | 4.8% | — | $123,492 |
| 3BR | $345,895 | $2,110 | 4.4% | +7.3% | $115,298 |
| 4BR | $545,380 | $2,170 | 2.9% | +8.5% | $136,345 |
Market Trends
Home Value History (with trend line)
📊 How Does 76633 Compare?
| Metric | 76633 | China Spring | Waco, TX | Texas |
|---|---|---|---|---|
| Home Value | $412,279 | $412,279 | N/A | $297,000 |
| 5-Year CAGR | 4.9% | 4.9% | N/A | 5.4% |
| Avg Rent | $1,476 | $1,476 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 76633 (China Spring, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $412,279 |
| Monthly Rent | $1,476 |
| Price-to-Rent | 23.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +4.9% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.8%). 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 76633
Population: 6,037
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 76633
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 5,693 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do experienced investors play China Spring, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in China Spring, TX. The numbers - $412K homes against $1,476/mo rents - support that play.
Are eviction rules reasonable in China Spring, TX?
For rental operators, China Spring, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What kind of tenants rent in China Spring, TX?
Tenant quality in China Spring, TX ranks as solid. Landlords generally report consistent occupancy at market rents of $1,476/mo.
Is China Spring, TX a smart market for rental property?
With a 3.0/5 investability score, China Spring, TX ranks as a solid market for rental property investors. Median prices of $412K and rents of $1,476/mo drive the underlying numbers.
Does house hacking work in China Spring, TX?
House hacking in China Spring, TX is reasonable to execute. Prices around $412K and rents of $1,476/mo solid owner-occupant economics.
You know 76633 now. You don’t know where it ranks.
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How 76633 ranks in Waco, TX
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