Real Estate Investing in Dawson, Texas (76639)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76639 (Dawson, 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.
- High vacancy: 20.3% of homes vacant — above national norms.
- Lower household income: $39,907 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Dawson, TX (76639)?
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Market Analysis: 76639 Dawson
ZIP 76639 in Dawson, TX carries a substantial set of headwinds. Home values near $194K and rents of $873/mo sit inside a market where underwriting has to be tight.
The 76639 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 76639 and stronger Dawson ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
On balance, 2,005 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.
New investors are better served looking at Dawson's stable or hybrid ZIPs before stepping into 76639. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Dawson:
Market Trends
Home Value History (with trend line)
📊 How Does 76639 Compare?
| Metric | 76639 | Dawson | Corsicana, TX | Texas |
|---|---|---|---|---|
| Home Value | $194,465 | $194,465 | N/A | $297,000 |
| 5-Year CAGR | 5.0% | 5.0% | N/A | 5.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76639 (Dawson, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $194,465 |
| Monthly Rent | $873 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +13.5% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (3.5%). 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 76639
Population: 2,005
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 76639
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
Are rents high in Dawson, TX?
Average rent in Dawson, TX is approximately $873/mo per month. Against $194K home values that yields a reasonable rent-to-price ratio.
What price range are homes in Dawson, TX?
Homes in Dawson, TX typically sell near $194K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Which real estate strategy fits Dawson, TX?
Dawson, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($194K prices, $873/mo rents) make it a reasonable choice.
What is the renter demographic in Dawson, TX?
The renter base in Dawson, TX is reasonable for the $873/mo price point. Screening well and pricing to market typically yields consistent tenants.
How does Dawson, TX stack up for property investment?
The 3.0/5 investability rating in Dawson, TX reflects its $194K prices and $873/mo rents. Investors generally consider it a solid option within TX.
You know 76639 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76639 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 76639 ranks in Corsicana, TX
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