Real Estate Investing in Waller, Texas (77484)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77484 (Waller, 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: 10.9% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (1.1% CAGR).
- 1-year downturn: Values declined 6.3% in the last year.
What’s happening in Waller, TX (77484)?
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Market Analysis: 77484 Waller
This part of Waller is not an easy win. The 77484 ZIP stands at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 77484 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Waller have seen price recovery that 77484 has not matched. Waller data supports the view that the spread is structural rather than temporary.
Employment concentration in 77484 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Waller's stable or hybrid ZIPs before stepping into 77484. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Waller:
Property Strategy for 77484
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $236,878 | $1,300 | 4.0% | +7.4% | $118,439 |
| 3BR | $360,022 | $1,740 | 3.5% | +6.4% | $120,007 |
| 4BR | $462,776 | $2,160 | 3.4% | +7.2% | $115,694 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77484 Compare?
| Metric | 77484 | Waller | Texas |
|---|---|---|---|
| Home Value | $351,816 | $351,816 | $297,000 |
| 5-Year CAGR | 1.1% | 1.1% | 5.4% |
| Avg Rent | $1,440 | $1,440 | - |
| Cap Rate | 3.2% | 3.2% | - |
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 77484 (Waller, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $351,816 |
| Monthly Rent | $1,440 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 4.3% |
📈 Home Appreciation
| 1-Year | -6.3% ▼ |
| 3-Year CAGR | -2.1% ▼ |
| 5-Year CAGR | +1.1% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +10.9% ▲ |
| 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 77484
Population: 13,772
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 77484
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
Which investment style suits Waller, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Waller, TX. With home values at $352K and rents near $1,440/mo, other strategies can work but produce even-keeled rather than outsized returns.
How strong are rents in Waller, TX?
The typical rental in Waller, TX commands about $1,440/mo monthly. That rent profile steady cash flow against the $352K purchase basis.
How strong is tenant demand in Waller, TX?
Working renters make up the core of the Waller, TX tenant base. The pool is reasonable for investors targeting long-term holds.
Can I live-in-and-rent in Waller, TX?
The house hack math a challenging in Waller, TX. Owner-occupant buyers benefit from the $1,440/mo rents and $352K home values.
Are there empty rentals in Waller, TX?
Vacancy in Waller, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,440/mo.
You know 77484 now. You don’t know where it ranks.
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