Real Estate Investing in Spring, Texas (77386)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77386 (Spring, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Spring, TX (77386)?
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Market Analysis: 77386 Spring
The 77386 ZIP in Spring, TX is a local-operator market. Outside capital chasing a $375K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 77386 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 77386 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 77386 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 77386 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Spring:
Property Strategy for 77386
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $209,328 | $2,160 | 7.4% | +5.3% | $104,664 |
| 3BR | $283,406 | $2,910 | 7.4% | +6.2% | $94,469 |
| 4BR | $412,544 | $3,620 | 6.3% | +6.6% | $103,136 |
| 5BR | $595,128 | — | — | +7.6% | $119,026 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77386 Compare?
| Metric | 77386 | Spring | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $374,628 | $422,812 | N/A | $297,000 |
| 5-Year CAGR | 4.0% | 5.0% | N/A | 5.4% |
| Avg Rent | $2,100 | $1,929 | N/A | - |
| Cap Rate | 4.4% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77386 (Spring, TX). Anonymous, moderated, never written by AI.
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Property managers serving Montgomery County
Manage rentals here? List your business →RentLife Property Management offers property management services across Greater Houston, including Spring, Tomball, The Woodlands, Conroe, Hockley, Houston, Katy, Cypress, Kingwood, Humble, Magnolia, summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $374,628 |
| Monthly Rent | $2,100 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +0.8% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 Rent Trends
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +4.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.4%). 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 77386
Population: 69,549
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
🎓 Schools in 77386
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 18,599 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How deep is the rental pool in Spring, TX?
Expect a solid tenant pool in Spring, TX. The rental market absorbs $2,100/mo rents without meaningful friction.
Is rental property easy to operate in Spring, TX?
Landlord-friendliness in Spring, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Are there empty rentals in Spring, TX?
Vacancy in Spring, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,100/mo.
How viable is house hacking in Spring, TX?
House hacking in Spring, TX is a challenging. With home values around $375K and rents at $2,100/mo, owner-occupants can offset a meaningful share of PITI.
Is Spring, TX better for rentals, flips, or BRRRR?
For Spring, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
You know 77386 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77386 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 77386 ranks in Houston-The Woodlands-Sugar Land, TX
Every ZIP in this metro, ranked. Free.
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