Updated 2026 · Based on median market data for Nacogdoches, TX
The median monthly rent in Nacogdoches, TX is $1,010, translating to $12,120 in annual gross rental income per unit. The rent-to-price ratio is 0.48% — well below the 1% rule, making pure cash flow investing challenging at median prices.
Renters in Nacogdoches spend approximately 19% of the local median household income ($63,735) on rent. This is well below the 30% threshold, suggesting significant headroom for rent increases. Tenants can afford to pay more, which is bullish for landlords.
The vacancy rate in Nacogdoches is 5.8%. This is a healthy vacancy rate that indicates balanced supply and demand. You should be able to find quality tenants without extended vacancies, though expect normal turnover periods of 2-4 weeks between tenants. Population growth of 1.8% annually is actively adding rental demand.
Nacogdoches's GRM (price divided by annual rent) is 17.3x. A GRM above 16x means the property is expensive relative to its income. Investors here are typically betting on appreciation rather than current cash flow. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x.
At the median rent of $1,010/mo, a single-family rental in Nacogdoches generates approximately $12,120 in gross annual income. After accounting for 5.8% vacancy ($703 lost), property taxes of $3,612, insurance (~$840), and maintenance (~$840), the estimated NOI is $6,125 per year, or $510/mo.
Nacogdoches vs Texas state average and national average across key investment metrics. Nacogdoches's cap rate is below both benchmarks — deal sourcing is critical here.