Real Estate Investing in Van Vleck, Texas (77482)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77482 (Van Vleck, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 35.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Van Vleck, TX (77482)?
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Market Analysis: 77482 Van Vleck
The 77482 ZIP in Van Vleck, TX is a local-operator market. Outside capital chasing a $241K entry has to pair deep knowledge with the discount.
Rent of $990/mo on a $241K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77482 sits below the stated 0.0% once reality is priced in.
Within TX, ZIP 77482 trails on several market indicators that neighboring Matagorda County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 77482 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 77482 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 Van Vleck:
Market Trends
Home Value History (with trend line)
📊 How Does 77482 Compare?
| Metric | 77482 | Van Vleck | Bay City, TX | Texas |
|---|---|---|---|---|
| Home Value | $240,909 | $240,909 | N/A | $297,000 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 5.4% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77482 (Van Vleck, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $240,909 |
| Monthly Rent | $990 |
| Price-to-Rent | 20.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +4.5% ▲ |
🏠 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 (3.2%). 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 77482
Population: 2,047
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 77482
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 typical vacancy rate in Van Vleck, TX?
Van Vleck, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is it easy to find good tenants in Van Vleck, TX?
The renter base in Van Vleck, TX is reasonable for the $990/mo price point. Screening well and pricing to market typically yields even-keeled tenants.
What is the investability score for Van Vleck, TX?
Yes - Van Vleck, TX a 3.0/5 investability score. With $241K home prices against $990/mo monthly rent, the market delivers a reasonable entry point for new investors.
Can owner-occupants cash flow in Van Vleck, TX?
Van Vleck, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $241K price point reasonable to enter.
What is the typical home price in Van Vleck, TX?
In Van Vleck, TX the median home value sits at $241K. Against the broader TX market, that reads as reasonable for most investors.
You know 77482 now. You don’t know where it ranks.
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