Real Estate Investing in Rotan, Texas (79546)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79546 (Rotan, 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: 27.0% of homes vacant — above national norms.
- Elevated poverty: 20.8% 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 Rotan, TX (79546)?
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Market Analysis: 79546 Rotan
Within Fisher County, the 79546 ZIP sits at a lower entry point around $74K. From an investor standpoint, operators who can improve stock here typically see outsized uplift.
ZIP 79546 favors investors with a contractor on speed dial. Meanwhile, the turnkey yield looks ordinary, a renovated unit pulls stronger rent than the unrenovated $873/mo average.
Across Rotan, pockets like 79546 represent the last affordable rungs of a rising ladder. The state-level data shows those rungs thinning.
The resident base in 79546 runs younger and more tenure-renter than county averages. 28% of 1,662 households lease, which is the demand source for post-rehab rent lifts.
BRRRR is the most natural fit. Buy under $74K, rehab, refinance, and the capital recycles in a way turnkey markets cannot replicate.
Here's what matters if you're considering buying a home in Rotan:
Market Trends
Home Value History (with trend line)
📊 How Does 79546 Compare?
| Metric | 79546 | Rotan | Texas |
|---|---|---|---|
| Home Value | $74,320 | $74,320 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 9.2% | 9.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79546 (Rotan, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $74,320 |
| Monthly Rent | $873 |
| Price-to-Rent | 7.1:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 14.1% |
| Cap Rate | 9.2% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +17.7% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 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 (9.2%) 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 79546
Population: 1,662
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 79546
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 do experienced investors play Rotan, TX?
Most investors in Rotan, TX run a value-add and BRRRR deals strategy. It aligns with the 4.0/5 investability profile and the market fundamentals.
What is the average monthly rent in Rotan, TX?
Rental rates in Rotan, TX average $873/mo. Tenant demand and $74K home values make the yield look reasonable by investor standards.
What does house hacking look like in Rotan, TX?
Rotan, TX offers an attractive house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $873/mo rent level.
Can you find 1% rule deals in Rotan, TX?
With rents of $873/mo on $74K homes, Rotan, TX close to the 1% rule for most properties. The actual rent-to-price ratio is 1.17%.
What is the investability score for Rotan, TX?
Rotan, TX rates 4.0/5 for investability. With median values at $74K and rents near $873/mo, the market offers reasonable fundamentals for rental investors.
You know 79546 now. You don’t know where it ranks.
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