Real Estate Investing in Richland, Texas (76681)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76681 (Richland, 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: 38.6% of homes vacant — above national norms.
- Lower household income: $31,705 median — tenant affordability is tighter.
• 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 Richland, TX (76681)?
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Market Analysis: 76681 Richland
The 76681 ZIP in Richland, TX is a local-operator market. Outside capital chasing a $217K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $217K purchase price, 0.0% nominal cap — the work to hit that pro forma in 76681 is substantial and deserves full respect.
Within TX, ZIP 76681 trails on several market indicators that neighboring Navarro County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Resident income in 76681 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 76681 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Richland:
Market Trends
Home Value History (with trend line)
📊 How Does 76681 Compare?
| Metric | 76681 | Richland | Corsicana, TX | Texas |
|---|---|---|---|---|
| Home Value | $217,455 | $217,455 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,044 | $1,044 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76681 (Richland, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $217,455 |
| Monthly Rent | $1,044 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.7% |
| 5-Year IRR | 15.1% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 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 (3.7%). 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 76681
Population: 760
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 4,132 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Richland, TX a good place for real estate investing?
Richland, TX posts an investability rating of 2.0/5, with median home values near $217K and average rents around $1,044/mo. That combination puts it in the impressive tier for investor interest.
How do experienced investors play Richland, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Richland, TX. The numbers - $217K homes against $1,044/mo rents - support that play.
What monthly rent should investors expect in Richland, TX?
Average rent in Richland, TX is approximately $1,044/mo per month. Against $217K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Richland, TX?
Vacancy risk in Richland, TX is elevated. That supports even-keeled cash flow for typical rental holds.
How strong is the working-renter base in Richland, TX?
Tenant demand in Richland, TX is solid. The local workforce $1,044/mo rents across most rental classes.
You know 76681 now. You don’t know where it ranks.
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How 76681 ranks in Corsicana, TX
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