Real Estate Investing in Miles, Texas (76861)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 76861 (Miles, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 12.0% 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 Miles, TX (76861)?
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Market Analysis: 76861 Miles
The 76861 ZIP in Miles, TX is a local-operator market. Outside capital chasing a $271K entry has to pair deep knowledge with the discount.
The investment case in 76861 is substantial only for operators who understand what they are buying. A $271K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 76861's metrics run below Tom Green County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 76861 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 76861 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Miles:
Market Trends
Home Value History (with trend line)
📊 How Does 76861 Compare?
| Metric | 76861 | Miles | San Angelo, TX | Texas |
|---|---|---|---|---|
| Home Value | $270,671 | $270,671 | N/A | $297,000 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 5.4% |
| Avg Rent | $1,026 | $1,026 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 76861 (Miles, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $270,671 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +4.8% ▲ |
🏠 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 (3.0%). 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 76861
Population: 2,145
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 76861
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
How tight is the rental market in Miles, TX?
Vacancy risk in Miles, TX is elevated. That supports reliable cash flow for typical rental holds.
Is Miles, TX better for rentals, flips, or BRRRR?
Miles, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($271K prices, $1,026/mo rents) make it a reasonable choice.
What is the median home value in Miles, TX?
Typical homes in Miles, TX go for around $271K. The 5-year CAGR of 0.0% stable price movement.
Are landlord laws favorable in Miles, TX?
Miles, TX operates under TX law, which is landlord-friendly overall for landlords. Expect steady treatment in typical lease and eviction cases.
Are tenants stable in Miles, TX?
Working renters make up the core of the Miles, TX tenant base. The pool is reasonable for investors targeting long-term holds.
You know 76861 now. You don’t know where it ranks.
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How 76861 ranks in San Angelo, TX
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