Real Estate Investing in Fabens, Texas (79838)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79838 (Fabens, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.0% of homes vacant — above national norms.
- Elevated poverty: 21.2% poverty rate — can affect rent collection.
- Lower household income: $36,366 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Fabens, TX (79838)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 79838 Fabens
ZIP 79838 inside El Paso County looks affordable on the surface — median value of $164K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $972/mo on a $164K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 79838 sits below the stated 0.0% once reality is priced in.
Regionally, 79838 sits on the difficult end of the TX spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
The 79838 ZIP's population of 4,813 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
trends toward 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 Fabens:
Property Strategy for 79838
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $124,224 | $1,080 | 6.3% | +7.0% | $62,112 |
| 3BR | $160,168 | $1,490 | 6.7% | +6.5% | $53,389 |
| 4BR | $229,916 | $1,810 | 5.7% | — | $57,479 |
Market Trends
Home Value History (with trend line)
📊 How Does 79838 Compare?
| Metric | 79838 | Fabens | El Paso, TX | Texas |
|---|---|---|---|---|
| Home Value | $164,387 | $164,387 | N/A | $297,000 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 5.4% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 4.6% | 4.6% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79838 (Fabens, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 79838 (Fabens, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $164,387 |
| Monthly Rent | $972 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.8% |
📈 Home Appreciation
| 1-Year | +12.0% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 (4.6%). 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 79838
Population: 4,813
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 79838
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 renter like in Fabens, TX?
Fabens, TX offers a reliable renter base at the $972/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does Fabens, TX favor landlords or tenants?
Rental owners in Fabens, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What price range are homes in Fabens, TX?
The median home value in Fabens, TX is roughly $164K. That puts it reasonable relative to the TX statewide average.
Is Fabens, TX a good market for FHA house hackers?
Fabens, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $972/mo rent level.
Is Fabens, TX a smart market for rental property?
With a 3.0/5 investability score, Fabens, TX ranks as a solid market for rental property investors. Median prices of $164K and rents of $972/mo drive the underlying numbers.
You know 79838 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 79838 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 79838 ranks in El Paso, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 79838 (Fabens)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 79838 (Fabens, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.