Real Estate Investing in Cleveland, Texas (77328)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77328 (Cleveland, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.4% of homes vacant — above national norms.
What’s happening in Cleveland, TX (77328)?
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Market Analysis: 77328 Cleveland
The 77328 ZIP covers a section of Cleveland that demands careful diligence. Prices near $255K look accessible, but the work to make a deal cash flow is real.
Meanwhile, the numbers look inviting — $255K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77328 is substantial and deserves full respect.
ZIP 77328's metrics run below San Jacinto County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 77328 includes headwinds that any investor should price in. Income distribution skews lower than Cleveland averages, and tenant stability requires active management.
Strategically, 77328 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Cleveland:
Property Strategy for 77328
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $221,382 | $1,260 | 4.1% | +7.3% | $110,691 |
| 3BR | $244,448 | $1,690 | 5.0% | +6.0% | $81,483 |
| 4BR | $287,436 | $2,120 | 5.3% | +5.3% | $71,859 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77328 Compare?
| Metric | 77328 | Cleveland | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $254,561 | $254,561 | N/A | $297,000 |
| 5-Year CAGR | 1.5% | 1.5% | N/A | 5.4% |
| Avg Rent | $1,705 | $1,705 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77328 (Cleveland, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $254,561 |
| Monthly Rent | $1,705 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | -1.1% ▼ |
| 5-Year CAGR | +1.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 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 (5.2%). 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 77328
Population: 17,816
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
Frequently Asked Questions
What kind of tenants rent in Cleveland, TX?
The tenant pool in Cleveland, TX is solid, supported by local employment and population fundamentals. Rents of $1,705/mo are well-absorbed by the market.
Is Cleveland, TX a good place for real estate investing?
Cleveland, TX rates 3.0/5 for investability. With median values at $255K and rents near $1,705/mo, the market offers reasonable fundamentals for rental investors.
How much does a house cost in Cleveland, TX?
Cleveland, TX home values average about $255K. That price point suits investors targeting rentals with $1,705/mo in monthly income.
What do landlords charge for rent in Cleveland, TX?
Average rent in Cleveland, TX is approximately $1,705/mo per month. Against $255K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Cleveland, TX?
The landlord environment in Cleveland, TX is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 77328 now. You don’t know where it ranks.
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How 77328 ranks in Houston-The Woodlands-Sugar Land, TX
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