Real Estate Investing in Franklin, Texas (77856)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77856 (Franklin, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 39.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.7 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Franklin, TX (77856)?
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Market Analysis: 77856 Franklin
This part of Robertson County is not an easy win. The 77856 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $385K asset, 77856 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Franklin have seen price recovery that 77856 has not matched. Robertson County data supports the view that the spread is structural rather than temporary.
Who lives in 77856 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 77856 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 Franklin:
Market Trends
Home Value History (with trend line)
📊 How Does 77856 Compare?
| Metric | 77856 | Franklin | College Station-Bryan, TX | Texas |
|---|---|---|---|---|
| Home Value | $384,850 | $384,850 | N/A | $297,000 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 5.4% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77856 (Franklin, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $384,850 |
| Monthly Rent | $981 |
| Price-to-Rent | 32.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +3.0% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 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 (2.0%). 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 77856
Population: 4,832
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 77856
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
Is Franklin, TX a good place for real estate investing?
Franklin, TX clocks in at an investability rating of 2.0/5, with median home values near $385K and average rents around $981/mo. That combination puts it in the solid tier for investor interest.
Is Franklin, TX good for house hacking?
House hacking in Franklin, TX is a challenging. With home values around $385K and rents at $981/mo, owner-occupants can offset a meaningful share of PITI.
How should investors approach Franklin, TX?
Most investors in Franklin, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
Do rentals sit vacant long in Franklin, TX?
Rental vacancy in Franklin, TX is elevated. Investors should budget normal turnover but not chronic empty units.
How much does a house cost in Franklin, TX?
In Franklin, TX the median home value sits at $385K. Against the broader TX market, that reads as reasonable for most investors.
You know 77856 now. You don’t know where it ranks.
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