Real Estate Investing in Roscoe, Texas (79545)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79545 (Roscoe, 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: 21.6% 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 Roscoe, TX (79545)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 79545 Roscoe
ZIP 79545 inside Nolan County looks affordable on the surface — median value of $153K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 79545 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Roscoe have seen price recovery that 79545 has not matched. Nolan County data supports the view that the spread is structural rather than temporary.
Demographically, 79545 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Roscoe:
Market Trends
Home Value History (with trend line)
📊 How Does 79545 Compare?
| Metric | 79545 | Roscoe | Sweetwater, TX | Texas |
|---|---|---|---|---|
| Home Value | $153,302 | $153,302 | N/A | $297,000 |
| 5-Year CAGR | 2.8% | 2.8% | N/A | 5.4% |
| Avg Rent | $918 | $918 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79545 (Roscoe, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $153,302 |
| Monthly Rent | $918 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +16.5% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +2.8% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (4.7%). 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 79545
Population: 1,778
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 79545
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 much does a house cost in Roscoe, TX?
In Roscoe, TX the median home value sits at $153K. Against the broader TX market, that reads as reasonable for most investors.
Are renters plentiful in Roscoe, TX?
Roscoe, TX draws a predictable base of working renters. Demand at the $918/mo rent level is reasonable for standard single-family and small multi rentals.
Is Roscoe, TX good for landlords?
Roscoe, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Do landlords face vacancy issues in Roscoe, TX?
Rental vacancy in Roscoe, TX is elevated. Investors should budget normal turnover but not chronic empty units.
Can I live-in-and-rent in Roscoe, TX?
House hacking in Roscoe, TX is a challenging. With home values around $153K and rents at $918/mo, owner-occupants can offset a meaningful share of PITI.
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