Real Estate Investing in Gause, Texas (77857)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77857 (Gause, 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: 13.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.8 — 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 Gause, TX (77857)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77857 Gause
ZIP 77857 in Gause, TX carries a resilient set of headwinds. Home values near $387K and rents of $927/mo sit inside a market where underwriting has to be tight.
The 77857 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Gause have seen price recovery that 77857 has not matched. Milam County data supports the view that the spread is structural rather than temporary.
Employment concentration in 77857 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 77857 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Gause:
Market Trends
Home Value History (with trend line)
📊 How Does 77857 Compare?
| Metric | 77857 | Gause | Texas |
|---|---|---|---|
| Home Value | $387,310 | $387,310 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $927 | $927 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 77857 (Gause, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 77857 (Gause, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $387,310 |
| Monthly Rent | $927 |
| Price-to-Rent | 34.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 3.4% |
📈 Home Appreciation
| 1-Year | +5.6% ▲ |
| 3-Year CAGR | +1.5% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (1.9%). 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 77857
Population: 1,261
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 77857
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
Are homes affordable in Gause, TX?
Typical homes in Gause, TX go for around $387K. The 5-year CAGR of 0.0% even-keeled price movement.
How strong is tenant demand in Gause, TX?
The tenant pool in Gause, TX is solid, supported by local employment and population fundamentals. Rents of $927/mo are well-absorbed by the market.
Is real estate in Gause, TX a good investment right now?
Investors tracking Gause, TX will find a 2.0/5 rating supported by $387K median home values and $927/mo rents. That profile suits long-term holders targeting reliable returns.
Is Gause, TX a friendly market for rental owners?
Gause, TX operates under TX law, which is landlord-friendly overall for landlords. Expect stable treatment in typical lease and eviction cases.
What type of investing works in Gause, TX?
In Gause, TX the significant play is typically careful cash-flow rentals with hands-on management. The combination of $387K prices and $927/mo rents suits that approach.
You know 77857 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77857 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.
AI Market Advisor
Ask questions about investing in 77857 (Gause)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 77857 (Gause, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.