Real Estate Investing in Mertens, Texas (76666)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76666 (Mertens, 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: 24.8% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mertens, TX (76666)?
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Market Analysis: 76666 Mertens
Not every below-median market is a bargain. Mertens's 76666 ZIP comes in at signals that favor experienced operators who can absorb the risk $214K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 76666 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 76666 sits on the difficult end of the TX spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 76666 includes headwinds that any investor should price in. Income distribution skews lower than Mertens averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 76666 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Mertens:
Market Trends
Home Value History (with trend line)
📊 How Does 76666 Compare?
| Metric | 76666 | Mertens | Corsicana, TX | Texas |
|---|---|---|---|---|
| Home Value | $213,798 | $213,798 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 3.6% | 3.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76666 (Mertens, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $213,798 |
| Monthly Rent | $990 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 6.4% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 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 (3.6%). 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 76666
Population: 245
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
🎓 Nearby Colleges & Universities
Investor Insight: With 608 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Mertens, TX?
Vacancy in Mertens, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $990/mo.
Which investment style suits Mertens, TX?
Most investors in Mertens, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
What do rentals go for in Mertens, TX?
Mertens, TX rentals go for roughly $990/mo a month. That puts gross yield in solid territory relative to $214K acquisition costs.
Is rental property easy to operate in Mertens, TX?
TX law landlord-friendly for landlords, and Mertens inherits those rules. Investors should still review local ordinances for rental licensing.
How much does a house cost in Mertens, TX?
Median home price in Mertens, TX is near $214K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
You know 76666 now. You don’t know where it ranks.
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How 76666 ranks in Corsicana, TX
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