Camp County

Camp County comes in at a median home price of $212,435, down 2.0% year-over-year, with an affordability index of 84 out of 100. That price softness is a double-edged signal: entry costs are modest, but a declining price trend suggests the market is not generating organic appreciation pressure. The data does not include a cap rate or cash-on-cash figure, and the cash flow score is zero, which tells you the gross yield at this price point, financed at 6.85%, does not pencil to positive cash flow before you even account for taxes and insurance. This is not a cash-flow market at current financing rates. It is not a strong appreciation market either, scoring 40 out of 100 on that dimension. What it does offer is an affordability score of 84, which matters if you are deploying equity rather than leverage, or if you are willing to wait for rate conditions to shift.

The cash flow score of zero makes the buyer profile narrow. A conventional leveraged buyer running a 20% down payment ($42,487) at 6.85% faces a mortgage payment before any operating expenses, and the taxable income side of the ledger does not appear sufficient to cover carry costs at scale. This market is better suited to an all-cash buyer targeting yield through expense compression, or a value-add operator who can force equity through renovation in a market where the median sits just above $212,000, leaving room to buy below that figure if acquisition is patient and disciplined. An appreciation-focused investor should look elsewhere given the negative price trend and a 40 out of 100 appreciation score. The stability score of 50 is middling and offers no particular cushion for a speculative hold thesis.

No economic anchor data was provided for Camp County, so the underlying employment base and rental demand drivers cannot be assessed from this data set alone. A county of 12,543 people is small enough that concentration risk is real: a single large employer entering or leaving can materially move vacancy and rent levels across the entire market. That thinness also limits the depth of the buyer pool should you need to exit, which affects your hold-period flexibility.

The tax and insurance carry costs deserve serious attention here. At a state-average effective property tax rate of 1.80%, Camp County sits in the high category, and that rate warrants its own line on your underwrite before you model anything else. On a $212,435 asset, that translates to approximately $3,824 in annual property tax, and when combined with estimated annual insurance of $1,062, you are looking at $407 per month in tax and insurance alone, before mortgage, maintenance, management, or vacancy. As the data notes, the 1.80% figure is a state-average estimate from Tax Foundation 2024, and actual county or township rates may differ, so pulling the county assessor's current millage rate before closing is not optional. Texas has no state income tax, which is a partial offset to the high property tax burden, but that does not change the monthly cash flow math at the property level.

The small population base of 12,543 is the clearest structural risk this data supports. Thin markets can be illiquid, rent growth can stagnate without population inflow, and a single economic disruption has outsized impact. The negative year-over-year price movement, even at just 2.0%, is consistent with a market that lacks the demand momentum to absorb supply or financing headwinds. No vacancy, crime, or regulatory data was provided, so those risks cannot be quantified here, but any investor underwriting this market should independently verify local eviction processing timelines and rental ordinance status given the Texas regulatory environment generally favors landlords.

The five neighboring counties in the data all score within one point of Camp County's overall score of 56, which says something useful: this is a cluster of similarly rated, secondary Texas markets without a standout performer among them. Robertson County is priced higher at $259,047 with the same overall score of 56, making Camp the more affordable entry point for equivalent projected performance. Duval County at $75,098 looks dramatically cheaper, but a median that low often signals either distress, thin transaction volume, or structural demand issues that require ground-level diligence before treating that number as an opportunity. Karnes, De Witt, and Bosque counties bracket the $200,000 to $243,000 range with scores of 55, essentially equivalent to Camp on all metrics. The case for Camp over its neighbors comes down to one thing: if you have conviction on a specific asset below median in a small market and can own it without leverage, the affordability profile at least keeps the entry cost low. If you need debt to make the deal work, none of these neighboring counties score well enough to justify the financing drag at current rates, and Camp is not an exception.