Real Estate Investing in Early, Texas (76802)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76802 (Early, 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.
- High vacancy: 12.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Early, TX (76802)?
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Market Analysis: 76802 Early
Investors eyeing 76802 need to respect the fundamentals at play. Home values of $253K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $253K asset, 76802 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 76802 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 76802 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 76802 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 Early:
Property Strategy for 76802
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $189,690 | $1,280 | 4.9% | — | $94,845 |
| 3BR | $263,449 | $1,610 | 4.4% | +7.0% | $87,816 |
| 4BR | $332,766 | $1,920 | 4.2% | +7.1% | $83,192 |
Market Trends
Home Value History (with trend line)
📊 How Does 76802 Compare?
| Metric | 76802 | Early | Brownwood, TX | Texas |
|---|---|---|---|---|
| Home Value | $253,048 | $253,048 | N/A | $297,000 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 5.4% |
| Avg Rent | $1,152 | $1,152 | 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 76802 (Early, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $253,048 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 76802
Population: 5,317
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 76802
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
Frequently Asked Questions
What is the investability score for Early, TX?
Yes - Early, TX a 3.0/5 investability score. With $253K home prices against $1,152/mo monthly rent, the market delivers a reasonable entry point for new investors.
What does house hacking look like in Early, TX?
For house hackers, Early, TX is a challenging. The $1,152/mo rent on a unit helps defray the mortgage on a $253K property.
Is vacancy a concern in Early, TX?
Expect elevated vacancy in Early, TX. Rents at $1,152/mo are absorbed by the tenant base without meaningful lag.
Is housing expensive in Early, TX?
Early, TX median home values land near $253K. That is reasonable territory for investors looking at $1,152/mo-per-month rentals.
What do rentals go for in Early, TX?
Rental rates in Early, TX average $1,152/mo. Tenant demand and $253K home values make the yield look reasonable by investor standards.
You know 76802 now. You don’t know where it ranks.
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How 76802 ranks in Brownwood, TX
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