Real Estate Investing in Frost, Texas (76641)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76641 (Frost, 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: 15.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Frost, TX (76641)?
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Market Analysis: 76641 Frost
This part of Navarro County is not an easy win. The 76641 ZIP shows 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 76641 clocks in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader TX picture, 76641 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 76641 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Frost's stable or hybrid ZIPs before stepping into 76641. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Frost:
Market Trends
Home Value History (with trend line)
📊 How Does 76641 Compare?
| Metric | 76641 | Frost | Corsicana, TX | Texas |
|---|---|---|---|---|
| Home Value | $242,238 | $242,238 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,179 | $1,179 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76641 (Frost, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,238 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +5.5% ▲ |
| 3-Year CAGR | N/A |
| 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 (3.8%). 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 76641
Population: 2,094
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 76641
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 homes affordable in Frost, TX?
Frost, TX median home values land near $242K. That is reasonable territory for investors looking at $1,179/mo-per-month rentals.
What kind of tenants rent in Frost, TX?
Frost, TX offers a measured renter base at the $1,179/mo rent level. Tenant turnover is reasonable for well-managed properties.
How much is rent in Frost, TX?
Rents in Frost, TX run near $1,179/mo. Compared with median home prices of $242K that produces solid gross yields for typical rentals.
Does Frost, TX favor landlords or tenants?
Rental owners in Frost, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Which investment style suits Frost, TX?
A careful cash-flow rentals with hands-on management strategy Frost, TX best. The market produces measured results for that approach at the $242K price point.
You know 76641 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 76641 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 76641 ranks in Corsicana, TX
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