Is Henderson County, TX good for real estate investing?

Henderson County has an investment score of 53/100, rated as "Hold". The county ranks #544 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Henderson?

The rent-to-price ratio in Henderson County is 5.92% annually, which ranks in the 47th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Henderson?

The median home price in Henderson County is $270,755. This ranks #625 in affordability among all US counties.

Can you cash flow on rental properties in Henderson?

Based on median values with 20% down at current rates, a typical rental in Henderson County would generate negative cash flow of $551/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Henderson County

TexasPopulation: 82,627

/100

Hold

#544 of 1,000 counties

#119 in Texas (243 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$270,755

Median Home Price

18% above national median

$1,335/mo

Median Rent

8% below national median

5.92%

Rent-to-Price Ratio

Top 53% nationally

-$551

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,335/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$203,066	-$197/mo	5.1%	-5.1%
Median typical MLS deal	$270,755	-$551/mo	3.9%	-10.6%
125% of median newer / premium	$338,444	-$906/mo	3.1%	-14.0%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$270,755

Down Payment (20%)$54,151

Loan Amount$216,604

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,335

Monthly P&I-$1,419

Est. Expenses (35%)-$467

Net Cash Flow-$551/mo

3.9%

Cap Rate (all cash)

-10.6%

Cash-on-Cash Return

5.92%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score

53/100

Cash Flow(30%)

59/100

Based on 5.92% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

34/100

Based on -3.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

72/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Affordable relative to local incomes
+Complete rent data available

Challenges

-Declining home values (-3.1% YoY)
-Negative cash flow at typical financing (-$551/mo)
-Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population

82,627

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

County					Verdict
DuvalTX	55	$75,098	Est. pending	—	Hold	View
WashingtonTX	54	$373,954	$1,831	5.88%	Hold	View
CurrentHendersonTX	53	$270,755	$1,335	5.92%	Hold
BastropTX	52	$356,064	$1,790	6.03%	Hold	View
MasonTX	52	$352,481	Est. pending	—	Hold	View
ReevesTX	52	$166,232	Est. pending	—	Hold	View

The Bottom Line

HoldHenderson is a neutral market. Consider house hacking or targeting below-market deals.

Henderson County in Texas scores 53/100, ranking #544 of 1,000 US counties (top 70%). At 20% down and current rates, a median-priced rental loses about $551/month; the 5.92% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-551/mo

Cap Rate

3.9%

Cash-on-Cash

-10.6%