Real Estate Investing in Ledbetter, Texas (78946)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78946 (Ledbetter, 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: 30.9% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.7% CAGR).
- High price-to-rent: Price-to-rent ratio 32.2 — hard to cash-flow at these prices.
• 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 Ledbetter, TX (78946)?
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Market Analysis: 78946 Ledbetter
Investors eyeing 78946 need to respect the fundamentals at play. Home values of $466K come alongside slower price movement and elevated management overhead.
Rent of $1,206/mo on a $466K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78946 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Ledbetter have seen price recovery that 78946 has not matched. Lee County data supports the view that the spread is structural rather than temporary.
Resident income in 78946 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 78946 is an operator game, not a passive one. Stepping back, entry prices of $466K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Ledbetter:
Market Trends
Home Value History (with trend line)
📊 How Does 78946 Compare?
| Metric | 78946 | Ledbetter | Texas |
|---|---|---|---|
| Home Value | $466,039 | $466,039 | $297,000 |
| 5-Year CAGR | 0.7% | 0.7% | 5.4% |
| Avg Rent | $1,206 | $1,206 | - |
| 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 78946 (Ledbetter, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $466,039 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 32.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 2.8% |
📈 Home Appreciation
| 1-Year | +0.8% ▲ |
| 3-Year CAGR | 0.0% ▼ |
| 5-Year CAGR | +0.7% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 78946
Population: 760
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
Is Ledbetter, TX suited for a house hack?
House hacking works a challenging in Ledbetter, TX. Rents of $1,206/mo against $466K acquisition make the strategy solid for owner-occupants.
How qualified is the tenant pool in Ledbetter, TX?
Working renters make up the core of the Ledbetter, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Are landlord laws favorable in Ledbetter, TX?
For rental operators, Ledbetter, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Are rents high in Ledbetter, TX?
Rental rates in Ledbetter, TX average $1,206/mo. Tenant demand and $466K home values make the yield look reasonable by investor standards.
Do landlords face vacancy issues in Ledbetter, TX?
Occupancy in Ledbetter, TX runs measured with elevated vacancy. Well-priced units at $1,206/mo lease on reasonable timelines.
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