Real Estate Investing in Sour Lake, Texas (77659)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77659 (Sour Lake, 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.
- Elevated vacancy: 10.6% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sour Lake, TX (77659)?
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Market Analysis: 77659 Sour Lake
ZIP 77659 in Sour Lake, TX carries a healthy set of headwinds. Home values near $273K and rents of $1,098/mo sit inside a market where underwriting has to be tight.
Rent of $1,098/mo on a $273K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77659 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Sour Lake have seen price recovery that 77659 has not matched. Hardin County data supports the view that the spread is structural rather than temporary.
The 77659 ZIP's population of 5,847 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 77659 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Sour Lake:
Market Trends
Home Value History (with trend line)
📊 How Does 77659 Compare?
| Metric | 77659 | Sour Lake | Beaumont-Port Arthur, TX | Texas |
|---|---|---|---|---|
| Home Value | $272,665 | $272,665 | N/A | $297,000 |
| 5-Year CAGR | 3.1% | 3.1% | N/A | 5.4% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77659 (Sour Lake, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $272,665 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 20.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +3.1% ▲ |
| 10-Year CAGR | +5.1% ▲ |
🏠 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 (3.1%). 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 77659
Population: 5,847
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 77659
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 renter like in Sour Lake, TX?
Tenant quality in Sour Lake, TX ranks as solid. Landlords generally report stable occupancy at market rents of $1,098/mo.
How strong is Sour Lake, TX for real estate investors?
Sour Lake, TX scores 3.0/5 for investability. Home values sit at $273K and rents near $1,098/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are homes affordable in Sour Lake, TX?
Sour Lake, TX home values average about $273K. That price point suits investors targeting rentals with $1,098/mo in monthly income.
How tight is the rental market in Sour Lake, TX?
Vacancy risk in Sour Lake, TX is elevated. That supports measured cash flow for typical rental holds.
Does Sour Lake, TX favor landlords or tenants?
Rental owners in Sour Lake, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 77659 now. You don’t know where it ranks.
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How 77659 ranks in Beaumont-Port Arthur, TX
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