Real Estate Investing in Eagle Lake, Texas (77434)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77434 (Eagle Lake, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 24.2% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eagle Lake, TX (77434)?
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Market Analysis: 77434 Eagle Lake
From a cash-flow lens, ZIP 77434 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $170K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 77434 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 77434 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A sturdy renter share of 19% in 77434 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
appears to 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 Eagle Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 77434 Compare?
| Metric | 77434 | Eagle Lake | El Campo, TX | Texas |
|---|---|---|---|---|
| Home Value | $170,350 | $170,350 | N/A | $297,000 |
| 5-Year CAGR | 0.3% | 0.3% | N/A | 5.4% |
| Avg Rent | $1,053 | $1,053 | N/A | - |
| Cap Rate | 4.8% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77434 (Eagle Lake, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,350 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 13.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 5.1% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +0.3% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (4.8%). 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 77434
Population: 4,037
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 77434
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.
Frequently Asked Questions
What is the smart move for investors in Eagle Lake, TX?
In Eagle Lake, TX the robust play is typically careful cash-flow rentals with hands-on management. The combination of $170K prices and $1,053/mo rents suits that approach.
What do landlords charge for rent in Eagle Lake, TX?
Expect rents around $1,053/mo per month in Eagle Lake, TX. With home values at $170K, the yield math works out to reasonable levels for rental investors.
What is the tenant pool like in Eagle Lake, TX?
The tenant pool in Eagle Lake, TX is solid, supported by local employment and population fundamentals. Rents of $1,053/mo are well-absorbed by the market.
Is Eagle Lake, TX good for house hacking?
House hacking in Eagle Lake, TX is a challenging. With home values around $170K and rents at $1,053/mo, owner-occupants can offset a meaningful share of PITI.
Is Eagle Lake, TX good for landlords?
Eagle Lake, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 77434 now. You don’t know where it ranks.
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How 77434 ranks in El Campo, TX
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