Real Estate Investing in Burton, Texas (77835)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77835 (Burton, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 33.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 37.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Burton, TX (77835)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77835 Burton
ZIP 77835 in Burton, TX carries a impressive set of headwinds. Home values near $553K and rents of $1,242/mo sit inside a market where underwriting has to be tight.
Rent of $1,242/mo on a $553K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77835 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Burton have seen price recovery that 77835 has not matched. Washington County data supports the view that the spread is structural rather than temporary.
Demographically, 77835 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.
Distressed ZIPs reward experience. substantial returns are possible in 77835, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Burton:
Property Strategy for 77835
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $513,983 | $1,380 | 1.9% | — | $256,992 |
| 3BR | $673,197 | $1,800 | 1.9% | — | $224,399 |
Market Trends
Home Value History (with trend line)
📊 How Does 77835 Compare?
| Metric | 77835 | Burton | Brenham, TX | Texas |
|---|---|---|---|---|
| Home Value | $552,843 | $599,268 | N/A | $297,000 |
| 5-Year CAGR | 2.9% | 2.2% | N/A | 5.4% |
| Avg Rent | $1,242 | $1,373 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
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 77835 (Burton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $552,843 |
| Monthly Rent | $1,242 |
| Price-to-Rent | 37.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.8% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +0.9% ▲ |
| 3-Year CAGR | -0.3% ▼ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (1.8%). 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 77835
Population: 3,036
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 77835
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
Investor Insight: With 7,176 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How deep is the rental pool in Burton, TX?
Expect a solid tenant pool in Burton, TX. The rental market absorbs $1,242/mo rents without meaningful friction.
What kind of market is Burton, TX for investors?
Investors tracking Burton, TX will find a 2.0/5 rating supported by $553K median home values and $1,242/mo rents. That profile suits long-term holders targeting steady returns.
Is Burton, TX suited for a house hack?
The a challenging house-hack environment in Burton, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is Burton, TX good for landlords?
Burton, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How tight is the rental market in Burton, TX?
Burton, TX carries elevated vacancy risk. Expect consistent absorption at market rents of $1,242/mo.
You know 77835 now. You don’t know where it ranks.
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How 77835 ranks in Brenham, TX
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