Real Estate Investing in Caldwell, Texas (77836)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77836 (Caldwell, 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.
- High vacancy: 14.6% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.6% CAGR).
- High price-to-rent: Price-to-rent ratio 26.3 — 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 Caldwell, TX (77836)?
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Market Analysis: 77836 Caldwell
Not every below-median market is a bargain. Caldwell's 77836 ZIP reflects signals that favor experienced operators who can absorb the risk $309K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 77836 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 77836 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 77836 ZIP's population of 12,469 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Strategy in 77836 is an operator game, not a passive one. From a cash-flow lens, entry prices of $309K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Caldwell:
Market Trends
Home Value History (with trend line)
📊 How Does 77836 Compare?
| Metric | 77836 | Caldwell | College Station-Bryan, TX | Texas |
|---|---|---|---|---|
| Home Value | $309,301 | $309,301 | N/A | $297,000 |
| 5-Year CAGR | 0.6% | 0.6% | N/A | 5.4% |
| Avg Rent | $981 | $981 | 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 77836 (Caldwell, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $309,301 |
| Monthly Rent | $981 |
| Price-to-Rent | 26.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.8% |
| Cap Rate | 2.5% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | -0.8% ▼ |
| 5-Year CAGR | +0.6% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 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 77836
Population: 12,469
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 77836
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
How high is vacancy risk in Caldwell, TX?
Caldwell, TX carries elevated vacancy risk. Expect predictable absorption at market rents of $981/mo.
How do experienced investors play Caldwell, TX?
The best-fit strategy in Caldwell, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is the typical rental rate in Caldwell, TX?
The typical rental in Caldwell, TX commands about $981/mo monthly. That rent profile stable cash flow against the $309K purchase basis.
Are homes affordable in Caldwell, TX?
Caldwell, TX home values average about $309K. That price point suits investors targeting rentals with $981/mo in monthly income.
How does Caldwell, TX rate as a rental market?
Caldwell, TX rates 2.0/5 for investability. With median values at $309K and rents near $981/mo, the market offers reasonable fundamentals for rental investors.
You know 77836 now. You don’t know where it ranks.
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How 77836 ranks in College Station-Bryan, TX
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