Real Estate Investing in Simonton, Texas (77476)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77476 (Simonton, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 43.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 26.3 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Simonton, TX (77476)?
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Market Analysis: 77476 Simonton
The 77476 ZIP in Simonton, TX is a local-operator market. Outside capital chasing a $443K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77476 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Simonton have seen price recovery that 77476 has not matched. Fort Bend County data supports the view that the spread is structural rather than temporary.
Resident income in 77476 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 77476 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Simonton:
Market Trends
Home Value History (with trend line)
📊 How Does 77476 Compare?
| Metric | 77476 | Simonton | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $442,819 | $442,819 | N/A | $297,000 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 5.4% |
| Avg Rent | $1,404 | $1,404 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77476 (Simonton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $442,819 |
| Monthly Rent | $1,404 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 5.6% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 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 (2.5%). 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 77476
Population: 341
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
Frequently Asked Questions
Is Simonton in TX worth investing in?
Simonton, TX rates 3.0/5 for investability. With median values at $443K and rents near $1,404/mo, the market offers reasonable fundamentals for rental investors.
Are there empty rentals in Simonton, TX?
Vacancy risk in Simonton, TX is elevated. That supports consistent cash flow for typical rental holds.
What monthly rent should investors expect in Simonton, TX?
Rents in Simonton, TX run near $1,404/mo. Compared with median home prices of $443K that produces solid gross yields for typical rentals.
Is Simonton, TX a friendly market for rental owners?
Rental owners in Simonton, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Is it easy to find good tenants in Simonton, TX?
Simonton, TX offers a reliable renter base at the $1,404/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 77476 now. You don’t know where it ranks.
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How 77476 ranks in Houston-The Woodlands-Sugar Land, TX
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