Real Estate Investing in Boling, Texas (77420)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77420 (Boling, 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.
- Elevated vacancy: 11.2% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boling, TX (77420)?
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Market Analysis: 77420 Boling
On the rental side, ZIP 77420 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $236K median. It rewards specialists, not generalists.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77420 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Regionally, 77420 sits on the difficult end of the TX spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 77420 includes headwinds that any investor should price in. Income distribution skews lower than Boling averages, and tenant stability requires active management.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Boling:
Property Strategy for 77420
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $95,441 | $1,240 | 9.4% | — | $47,721 |
| 3BR | $176,170 | $1,620 | 6.6% | — | $58,723 |
Market Trends
Home Value History (with trend line)
📊 How Does 77420 Compare?
| Metric | 77420 | Boling | El Campo, TX | Texas |
|---|---|---|---|---|
| Home Value | $235,859 | $235,859 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,116 | $1,116 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
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 77420 (Boling, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,859 |
| Monthly Rent | $1,116 |
| Price-to-Rent | 17.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 14.5% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (3.7%). 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 77420
Population: 2,461
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 77420
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 Boling, TX?
Boling, TX home values average about $236K. That price point suits investors targeting rentals with $1,116/mo in monthly income.
Which real estate strategy fits Boling, TX?
The best-fit strategy in Boling, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How much do tenants pay in Boling, TX?
Expect rents around $1,116/mo per month in Boling, TX. With home values at $236K, the yield math works out to reasonable levels for rental investors.
What does house hacking look like in Boling, TX?
The a challenging house-hack environment in Boling, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Does Boling, TX favor landlords or tenants?
Boling, TX operates under TX law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
You know 77420 now. You don’t know where it ranks.
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How 77420 ranks in El Campo, TX
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