Real Estate Investing in Hamlin, Texas (79520)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79520 (Hamlin, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 18.1% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hamlin, TX (79520)?
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Market Analysis: 79520 Hamlin
The 79520 ZIP in Hamlin, TX is a local-operator market. Outside capital chasing a $105K entry has to pair deep knowledge with the discount.
Rent of $981/mo on a $105K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 79520 sits below the stated 0.0% once reality is priced in.
Within TX, ZIP 79520 trails on several market indicators that neighboring Jones County submarkets outperform. The gap is real and healthy enough to shape underwriting.
Employment concentration in 79520 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 79520 is an operator game, not a passive one. On balance, entry prices of $105K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Hamlin:
Market Trends
Home Value History (with trend line)
📊 How Does 79520 Compare?
| Metric | 79520 | Hamlin | Abilene, TX | Texas |
|---|---|---|---|---|
| Home Value | $104,896 | $104,896 | N/A | $297,000 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.4% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 7.3% | 7.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79520 (Hamlin, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $104,896 |
| Monthly Rent | $981 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +1.9% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.3%). 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 79520
Population: 2,576
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 79520
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 expensive is real estate in Hamlin, TX?
Typical homes in Hamlin, TX go for around $105K. The 5-year CAGR of 0.0% steady price movement.
Is Hamlin, TX a friendly market for rental owners?
Landlord-friendliness in Hamlin, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do rentals sit vacant long in Hamlin, TX?
Hamlin, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
What is the smart move for investors in Hamlin, TX?
The best-fit strategy in Hamlin, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical renter like in Hamlin, TX?
The tenant pool in Hamlin, TX is solid, supported by local employment and population fundamentals. Rents of $981/mo are well-absorbed by the market.
You know 79520 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 79520 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.
How 79520 ranks in Abilene, TX
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