Real Estate Investing in Amherst, Texas (79312)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79312 (Amherst, 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.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 21.0% of homes vacant — above national norms.
- Declining values: -1.6% 5-year CAGR — values have moved lower.
- Elevated poverty: 21.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Amherst, TX (79312)?
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Market Analysis: 79312 Amherst
Not every below-median market is a bargain. Amherst's 79312 ZIP comes in at signals that favor experienced operators who can absorb the risk $95K pricing implies.
The investment case in 79312 is notable only for operators who understand what they are buying. A $95K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 79312 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 79312 ZIP's population of 1,114 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
The 79312 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 Amherst:
Market Trends
Home Value History (with trend line)
📊 How Does 79312 Compare?
| Metric | 79312 | Amherst | Texas |
|---|---|---|---|
| Home Value | $94,802 | $94,802 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 7.2% | 7.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79312 (Amherst, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $94,802 |
| Monthly Rent | $873 |
| Price-to-Rent | 9.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.1% |
| Cap Rate | 7.2% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +12.3% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | -1.6% ▼ |
| 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%) is close to the estimated cap rate (7.2%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 79312
Population: 1,114
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 79312
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 should investors approach Amherst, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Amherst, TX. The numbers - $95K homes against $873/mo rents - support that play.
How qualified is the tenant pool in Amherst, TX?
Tenant quality in Amherst, TX ranks as solid. Landlords generally report measured occupancy at market rents of $873/mo.
What is the average home sale price in Amherst, TX?
The median home value in Amherst, TX is roughly $95K. That puts it reasonable relative to the TX statewide average.
Does Amherst, TX make sense for an investment property?
Investors tracking Amherst, TX will find a 3.0/5 rating supported by $95K median home values and $873/mo rents. That profile suits long-term holders targeting steady returns.
Is house hacking profitable in Amherst, TX?
The house hack math a challenging in Amherst, TX. Owner-occupant buyers benefit from the $873/mo rents and $95K home values.
You know 79312 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 79312 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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