Real Estate Investing in Menard, Texas (76859)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76859 (Menard, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 37.2% of homes vacant — above national norms.
- Lower household income: $39,730 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Menard, TX (76859)?
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Market Analysis: 76859 Menard
ZIP 76859 in Menard, TX carries a resilient set of headwinds. Home values near $170K and rents of $873/mo sit inside a market where underwriting has to be tight.
Stepping back, the numbers look inviting — $170K purchase price, 0.0% nominal cap — the work to hit that pro forma in 76859 is substantial and deserves full respect.
In the broader TX picture, 76859 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 76859 includes headwinds that any investor should price in. Income distribution skews lower than Menard averages, and tenant stability requires active management.
Distressed ZIPs reward experience. resilient returns are possible in 76859, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Menard:
Market Trends
Home Value History (with trend line)
📊 How Does 76859 Compare?
| Metric | 76859 | Menard | Texas |
|---|---|---|---|
| Home Value | $170,049 | $170,049 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 4.0% | 4.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76859 (Menard, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,049 |
| Monthly Rent | $873 |
| Price-to-Rent | 16.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 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 (4.0%). 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 76859
Population: 1,666
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 76859
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
What approach is best for Menard, TX real estate?
The best-fit strategy in Menard, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What are vacancy rates like in Menard, TX?
Menard, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What do landlords charge for rent in Menard, TX?
Rent in Menard, TX is around $873/mo. The resulting rent-to-value relationship with $170K pricing is reasonable for most investor models.
How qualified is the tenant pool in Menard, TX?
Expect a solid tenant pool in Menard, TX. The rental market absorbs $873/mo rents without meaningful friction.
Is Menard, TX good for landlords?
Menard, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 76859 now. You don’t know where it ranks.
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