Real Estate Investing in Batson, Texas (77519)
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Should you buy in 77519 (Batson, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Higher unemployment: 8.8% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Batson, TX (77519)?
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Market Analysis: 77519 Batson
ZIP 77519 in Batson, TX carries a solid set of headwinds. Home values near $196K and rents of $927/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77519 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 77519 sits on the difficult end of the TX spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 77519 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 77519 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Batson:
Market Trends
Home Value History (with trend line)
📊 How Does 77519 Compare?
| Metric | 77519 | Batson | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $195,884 | $195,884 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $927 | $927 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77519 (Batson, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $195,884 |
| Monthly Rent | $927 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 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 (3.7%). 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 77519
Population: 556
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
Frequently Asked Questions
Does Batson, TX favor landlords or tenants?
Batson, TX operates under TX law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
What kind of tenants rent in Batson, TX?
Tenant quality in Batson, TX ranks as solid. Landlords generally report predictable occupancy at market rents of $927/mo.
Do landlords face vacancy issues in Batson, TX?
Expect elevated vacancy in Batson, TX. Rents at $927/mo are absorbed by the tenant base without meaningful lag.
What is the smart move for investors in Batson, TX?
In Batson, TX the substantial play is typically careful cash-flow rentals with hands-on management. The combination of $196K prices and $927/mo rents suits that approach.
What price range are homes in Batson, TX?
Median home price in Batson, TX is near $196K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
You know 77519 now. You don’t know where it ranks.
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How 77519 ranks in Beaumont-Port Arthur, TX
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