Real Estate Investing in Whiteface, Texas (79379)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79379 (Whiteface, 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: 15.5% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.1% in the last year.
• 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 Whiteface, TX (79379)?
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Market Analysis: 79379 Whiteface
Investors scanning Whiteface, TX for forced-equity plays often land on the 79379 ZIP. A a credible choice for entry near $64K pairs with rents of $873/mo to widen the renovation window.
Flippers and value-add operators have treated 79379 as a working ZIP for a reason. Entry prices around $64K and a deep rental base of 18% renters underpin the exit strategy on both the sale and rent sides.
Comparing Whiteface submarkets, ZIP 79379 offers an entry cost that most surrounding neighborhoods have moved past. The sturdy delta is the opportunity.
The 79379 ZIP's demographic trend has been one of stability with upside — population of 680, steady renter share, and an incoming cohort that is willing to pay for improved units.
ZIP 79379 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Whiteface:
Market Trends
Home Value History (with trend line)
📊 How Does 79379 Compare?
| Metric | 79379 | Whiteface | Texas |
|---|---|---|---|
| Home Value | $64,273 | $64,273 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 10.6% | 10.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79379 (Whiteface, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $64,273 |
| Monthly Rent | $873 |
| Price-to-Rent | 6.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.3% |
| Cap Rate | 10.6% |
| 5-Year IRR | 1.1% |
📈 Home Appreciation
| 1-Year | -4.1% ▼ |
| 3-Year CAGR | -9.5% ▼ |
| 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 estimated cap rate (10.6%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 79379
Population: 680
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 79379
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
What is the typical rental rate in Whiteface, TX?
Investors in Whiteface, TX typically see rents near $873/mo per month against $64K home values - a solid setup for rental cash flow.
Can I live-in-and-rent in Whiteface, TX?
House hacking in Whiteface, TX is an attractive. With home values around $64K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
How much does a house cost in Whiteface, TX?
In Whiteface, TX the median home value sits at $64K. Against the broader TX market, that reads as reasonable for most investors.
Are there BRRRR deals in Whiteface, TX?
Whiteface, TX BRRRR deals are a strong. With proper buy-side discipline, operators can recycle most of their capital post-refinance.
How close is Whiteface, TX to meeting the 1% rule?
With rents of $873/mo on $64K homes, Whiteface, TX close to the 1% rule for most properties. The actual rent-to-price ratio is 1.36%.
You know 79379 now. You don’t know where it ranks.
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