Real Estate Investing in Sugar Land, Texas (77479)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77479 (Sugar Land, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Sugar Land, TX (77479)?
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Market Analysis: 77479 Sugar Land
The 77479 ZIP in Sugar Land, TX is a local-operator market. Outside capital chasing a $549K entry has to pair deep knowledge with the discount.
Stepping back, the numbers look inviting — $549K purchase price, 0.0% nominal cap — the work to hit that pro forma in 77479 is substantial and deserves full respect.
Statewide comparisons place 77479 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 77479 includes headwinds that any investor should price in. Income distribution skews lower than Sugar Land averages, and tenant stability requires active management.
The 77479 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 Sugar Land:
Property Strategy for 77479
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $227,156 | $1,980 | 6.3% | +4.3% | $227,156 |
| 2BR | $236,984 | $2,360 | 7.2% | +5.3% | $118,492 |
| 3BR | $360,788 | $3,170 | 6.3% | +6.7% | $120,263 |
| 4BR | $543,094 | $3,960 | 5.2% | +7.5% | $135,773 |
| 5BR | $767,863 | — | — | +7.7% | $153,573 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77479 Compare?
| Metric | 77479 | Sugar Land | Houston-The Woodlands-Sugar Land, TX | Texas |
|---|---|---|---|---|
| Home Value | $549,014 | $436,269 | N/A | $297,000 |
| 5-Year CAGR | 5.5% | 4.8% | N/A | 5.4% |
| Avg Rent | $2,225 | $2,007 | N/A | - |
| Cap Rate | 3.2% | 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 77479 (Sugar Land, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $549,014 |
| Monthly Rent | $2,225 |
| Price-to-Rent | 20.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +2.7% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +3.9% ▲ |
🏠 Rent Trends
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +1.7% ▲ |
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 77479
Population: 92,355
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 77479
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
Frequently Asked Questions
What kind of market is Sugar Land, TX for investors?
Our data puts Sugar Land, TX at 3.0/5 for investability. Home prices of $549K and rents around $2,225/mo create a solid backdrop for investor activity.
What are rental rates like in Sugar Land, TX?
Rental rates in Sugar Land, TX average $2,225/mo. Tenant demand and $549K home values make the yield look reasonable by investor standards.
Are there empty rentals in Sugar Land, TX?
Vacancy in Sugar Land, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,225/mo.
Can owner-occupants cash flow in Sugar Land, TX?
Sugar Land, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $549K price point reasonable to enter.
What strategy should investors use in Sugar Land, TX?
A careful cash-flow rentals with hands-on management strategy Sugar Land, TX best. The market produces consistent results for that approach at the $549K price point.
You know 77479 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77479 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 77479 ranks in Houston-The Woodlands-Sugar Land, TX
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