Real Estate Investing in Marquez, Texas (77865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77865 (Marquez, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 34.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.2 — 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 Marquez, TX (77865)?
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Market Analysis: 77865 Marquez
The 77865 ZIP covers a section of Marquez that demands careful diligence. Prices near $385K look accessible, but the work to make a deal cash flow is real.
The investment case in 77865 is healthy only for operators who understand what they are buying. A $385K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 77865 sits on the difficult end of the TX spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
On the rental side, 1,818 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 77865 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 Marquez:
Market Trends
Home Value History (with trend line)
📊 How Does 77865 Compare?
| Metric | 77865 | Marquez | Texas |
|---|---|---|---|
| Home Value | $384,806 | $384,806 | $297,000 |
| 5-Year CAGR | 2.0% | 2.0% | 5.4% |
| Avg Rent | $1,179 | $1,179 | - |
| Cap Rate | 2.4% | 2.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77865 (Marquez, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $384,806 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | 0.0% ▼ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 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 (2.4%). 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 77865
Population: 1,818
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
Frequently Asked Questions
How should investors approach Marquez, TX?
Most investors in Marquez, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What kind of tenants rent in Marquez, TX?
Tenant quality in Marquez, TX ranks as solid. Landlords generally report predictable occupancy at market rents of $1,179/mo.
Should investors consider Marquez, TX?
The 3.0/5 investability rating in Marquez, TX reflects its $385K prices and $1,179/mo rents. Investors generally consider it a solid option within TX.
How quickly do rentals get leased in Marquez, TX?
Marquez, TX carries elevated vacancy risk. Expect consistent absorption at market rents of $1,179/mo.
How landlord-friendly is Marquez, TX?
Landlord-friendliness in Marquez, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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