Real Estate Investing in West, Texas (76691)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76691 (West, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.8% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West, TX (76691)?
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Market Analysis: 76691 West
This part of McLennan is not an easy win. The 76691 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Turning to rents, the numbers look inviting — $300K purchase price, 0.0% nominal cap — the work to hit that pro forma in 76691 is substantial and deserves full respect.
Looking more closely, 76691 offers a low basis, the region around West has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 76691 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at West's stable or hybrid ZIPs before stepping into 76691. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in West:
Property Strategy for 76691
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $156,268 | $1,240 | 5.7% | +6.4% | $78,134 |
| 3BR | $286,994 | $1,600 | 4.0% | +7.5% | $95,665 |
| 4BR | $454,401 | $1,650 | 2.6% | — | $113,600 |
Market Trends
Home Value History (with trend line)
📊 How Does 76691 Compare?
| Metric | 76691 | West | Texas |
|---|---|---|---|
| Home Value | $299,658 | $299,658 | $297,000 |
| 5-Year CAGR | 5.1% | 5.1% | 5.4% |
| Avg Rent | $1,116 | $1,116 | - |
| Cap Rate | 2.9% | 2.9% | - |
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 76691 (West, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $299,658 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (2.9%). 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 76691
Population: 6,288
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 76691
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,693 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does West, TX make sense for an investment property?
The 3.0/5 investability rating in West, TX reflects its $300K prices and $1,116/mo rents. Investors generally consider it a solid option within TX.
How much do tenants pay in West, TX?
Rent in West, TX is around $1,116/mo. The resulting rent-to-value relationship with $300K pricing is reasonable for most investor models.
Are there empty rentals in West, TX?
West, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
Can I house hack in West, TX?
West, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,116/mo rent level.
What is the typical home price in West, TX?
Homes in West, TX typically sell near $300K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
You know 76691 now. You don’t know where it ranks.
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