Real Estate Investing in Beasley, Texas (77417)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77417 (Beasley, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Beasley, TX (77417)?
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Market Analysis: 77417 Beasley
The 77417 ZIP in Beasley, TX is a local-operator market. Outside capital chasing a $283K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77417 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 77417 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 77417 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 77417 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 Beasley:
Property Strategy for 77417
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $171,560 | $1,180 | 5.0% | +5.4% | $85,780 |
| 3BR | $261,988 | $1,590 | 4.4% | +5.9% | $87,329 |
| 4BR | $287,499 | $1,980 | 5.0% | +3.6% | $71,875 |
Market Trends
Home Value History (with trend line)
📊 How Does 77417 Compare?
| Metric | 77417 | Beasley | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $283,297 | $283,297 | N/A | $297,000 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 5.4% |
| Avg Rent | $1,062 | $1,062 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 77417 (Beasley, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $283,297 |
| Monthly Rent | $1,062 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.8% |
📈 Home Appreciation
| 1-Year | +2.9% ▲ |
| 3-Year CAGR | -0.4% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (2.9%). 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 77417
Population: 3,232
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 77417
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 1,148 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Beasley, TX?
Beasley, TX median home values land near $283K. That is reasonable territory for investors looking at $1,062/mo-per-month rentals.
What real estate strategy is ideal for Beasley, TX?
For Beasley, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Does Beasley, TX favor landlords or tenants?
Rental owners in Beasley, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What does house hacking look like in Beasley, TX?
For house hackers, Beasley, TX is a challenging. The $1,062/mo rent on a unit helps defray the mortgage on a $283K property.
Is Beasley, TX a good market for buy-and-hold investors?
Our data puts Beasley, TX at 2.0/5 for investability. Home prices of $283K and rents around $1,062/mo create a solid backdrop for investor activity.
You know 77417 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77417 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 77417 ranks in Houston-The Woodlands-Sugar Land, TX
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