Real Estate Investing in Mc Gregor, Texas (76657)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76657 (Mc Gregor, 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.
What’s happening in Mc Gregor, TX (76657)?
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Market Analysis: 76657 Mc Gregor
Not every below-median market is a bargain. Mc Gregor's 76657 ZIP sits at signals that favor experienced operators who can absorb the risk $335K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 76657 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 76657 and stronger Mc Gregor ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 76657 includes headwinds that any investor should price in. Income distribution skews lower than Mc Gregor averages, and tenant stability requires active management.
Strategy in 76657 is an operator game, not a passive one. Meanwhile, entry prices of $335K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Mc Gregor:
Property Strategy for 76657
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $142,942 | $1,360 | 6.9% | +6.4% | $71,471 |
| 3BR | $241,959 | $1,770 | 5.3% | +6.4% | $80,653 |
| 4BR | $496,139 | $1,820 | 2.6% | +6.5% | $124,035 |
| 5BR | $823,944 | — | — | +8.3% | $164,789 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 76657 Compare?
| Metric | 76657 | Mc Gregor | Waco, TX | Texas |
|---|---|---|---|---|
| Home Value | $335,277 | $294,039 | N/A | $297,000 |
| 5-Year CAGR | 4.5% | 4.0% | N/A | 5.4% |
| Avg Rent | $1,573 | $1,344 | N/A | - |
| Cap Rate | 3.7% | 3.6% | - | - |
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 76657 (Mc Gregor, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $335,277 |
| Monthly Rent | $1,573 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.7%). 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 76657
Population: 12,770
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 76657
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
How do home values compare in Mc Gregor, TX?
Homes in Mc Gregor, TX typically sell near $335K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Do rentals sit vacant long in Mc Gregor, TX?
Rental vacancy in Mc Gregor, TX is elevated. Investors should budget normal turnover but not chronic empty units.
Is Mc Gregor in TX worth investing in?
Our data puts Mc Gregor, TX at 3.0/5 for investability. Home prices of $335K and rents around $1,573/mo create a solid backdrop for investor activity.
How landlord-friendly is Mc Gregor, TX?
Landlord-friendliness in Mc Gregor, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are renters plentiful in Mc Gregor, TX?
Mc Gregor, TX draws a consistent base of working renters. Demand at the $1,573/mo rent level is reasonable for standard single-family and small multi rentals.
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How 76657 ranks in Waco, TX
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