Location: Menard County, TX | Metro: Kimble County, TX
| Unit Size | Monthly FMR |
|---|---|
| Studio | $820 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
U.S. Census Bureau data (2024)
The analysis of ZIP code 76856 in Menard County, TX, reveals several key points regarding its suitability for rental investments.
The first question addresses whether the rent math works. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,020, while the current market rent based on Census ACS data stands at $800. This indicates that landlords can expect a gap between the actual rent they can charge and the benchmark set by FMR. However, the market rent is still a viable figure for attracting tenants, suggesting that the rent math does work but at a lower rate than the FMR.
Regarding the affordability of acquisitions, the median home value in ZIP 76856 is $355,611. This relatively low median suggests that purchasing properties could be more accessible compared to areas with higher values. However, the lack of data on days on market (DOM) and the fact that only 0.1% of listings involve price cuts indicate that the housing market may be somewhat stable or even tight, which could affect negotiation flexibility.
The third point examines tenant demand. With a population of 3,532 and a renter share of 19.2%, there is a moderate level of potential tenants. This percentage translates into approximately 678 renters in the area, providing a reasonable pool of prospective tenants for landlords and small-portfolio investors.
Verdict: ZIP 76856 offers a feasible environment for rental investments. The rent math aligns with current market conditions, though it falls below the FMR benchmark. Acquisition costs appear manageable given the median home value, although the housing market's stability may limit bargaining power. Tenant demand is present but not overwhelming, with a modest number of renters relative to the total population. Landlords should focus on optimizing their rental offerings to meet the needs of the local market and ensure competitive positioning.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.