Real Estate Investing in Valley Mills, Texas (76689)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76689 (Valley Mills, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 15.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.0 — 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 Valley Mills, TX (76689)?
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Market Analysis: 76689 Valley Mills
Not every below-median market is a bargain. Valley Mills's 76689 ZIP stands at signals that favor experienced operators who can absorb the risk $335K pricing implies.
For an experienced owner, 76689 can be a a solid fit for hunting ground — but the discount at $335K reflects genuine risk that outside investors often underestimate.
Looking more closely, 76689 offers a low basis, the region around Valley Mills has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 76689 includes headwinds that any investor should price in. Income distribution skews lower than Valley Mills averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Valley Mills:
Property Strategy for 76689
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $270,665 | $1,240 | 3.3% | — | $135,333 |
| 3BR | $352,943 | $1,600 | 3.3% | +9.0% | $117,648 |
| 4BR | $494,044 | $1,780 | 2.6% | — | $123,511 |
Market Trends
Home Value History (with trend line)
📊 How Does 76689 Compare?
| Metric | 76689 | Valley Mills | Waco, TX | Texas |
|---|---|---|---|---|
| Home Value | $334,941 | $334,941 | N/A | $297,000 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 5.4% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76689 (Valley Mills, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $334,941 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.6%). 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 76689
Population: 4,421
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 76689
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
Can owner-occupants cash flow in Valley Mills, TX?
The house hack math a challenging in Valley Mills, TX. Owner-occupant buyers benefit from the $1,116/mo rents and $335K home values.
How do landlord-tenant laws work in Valley Mills, TX?
Landlord-friendliness in Valley Mills, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the renter demographic in Valley Mills, TX?
Tenant demand in Valley Mills, TX is solid. The local workforce $1,116/mo rents across most rental classes.
How does Valley Mills, TX stack up for property investment?
The 3.0/5 investability rating in Valley Mills, TX reflects its $335K prices and $1,116/mo rents. Investors generally consider it a solid option within TX.
Are homes affordable in Valley Mills, TX?
Typical homes in Valley Mills, TX go for around $335K. The 5-year CAGR of 0.0% stable price movement.
You know 76689 now. You don’t know where it ranks.
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How 76689 ranks in Waco, TX
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