Real Estate Investing in Crawford, Texas (76638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76638 (Crawford, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.1% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 31.4 — 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 Crawford, TX (76638)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 76638 Crawford
Investors eyeing 76638 need to respect the fundamentals at play. Home values of $509K come alongside slower price movement and elevated management overhead.
For an experienced owner, 76638 can be a worth a close look for hunting ground — but the discount at $509K reflects genuine risk that outside investors often underestimate.
Within TX, ZIP 76638 trails on several market indicators that neighboring McLennan County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The demographic picture in 76638 includes headwinds that any investor should price in. Income distribution skews lower than Crawford averages, and tenant stability requires active management.
New investors are better served looking at Crawford's stable or hybrid ZIPs before stepping into 76638. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Crawford:
Property Strategy for 76638
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $235,467 | $1,500 | 4.6% | — | $117,733 |
| 3BR | $399,092 | $1,930 | 3.5% | +8.0% | $133,031 |
| 4BR | $617,291 | $1,980 | 2.3% | — | $154,323 |
Market Trends
Home Value History (with trend line)
📊 How Does 76638 Compare?
| Metric | 76638 | Crawford | Waco, TX | Texas |
|---|---|---|---|---|
| Home Value | $509,154 | $509,154 | N/A | $297,000 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 5.4% |
| Avg Rent | $1,350 | $1,350 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
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 76638 (Crawford, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 76638 (Crawford, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $509,154 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 31.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.1%). 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 76638
Population: 3,395
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 76638
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 investability score for Crawford, TX?
Yes - Crawford, TX a 3.0/5 investability score. With $509K home prices against $1,350/mo monthly rent, the market delivers a reasonable entry point for new investors.
How strong are rents in Crawford, TX?
The typical rental in Crawford, TX commands about $1,350/mo monthly. That rent profile reliable cash flow against the $509K purchase basis.
What is the rental occupancy rate in Crawford, TX?
Occupancy in Crawford, TX runs reliable with elevated vacancy. Well-priced units at $1,350/mo lease on reasonable timelines.
How do experienced investors play Crawford, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Crawford, TX. The numbers - $509K homes against $1,350/mo rents - support that play.
Is rental property easy to operate in Crawford, TX?
Landlord-friendliness in Crawford, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 76638 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76638 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 76638 ranks in Waco, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 76638 (Crawford)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 76638 (Crawford, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.