Real Estate Investing in Washington, Texas (77880)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77880 (Washington, 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: 27.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 43.7 — 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 Washington, TX (77880)?
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Market Analysis: 77880 Washington
Investors eyeing 77880 need to respect the fundamentals at play. Home values of $543K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 77880 sits at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Stepping back, 77880 offers a low basis, the region around Washington has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 77880 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Washington's stable or hybrid ZIPs before stepping into 77880. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Washington:
Property Strategy for 77880
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $550,675 | $1,150 | 1.5% | — | $275,337 |
| 3BR | $620,566 | $1,450 | 1.7% | — | $206,855 |
Market Trends
Home Value History (with trend line)
📊 How Does 77880 Compare?
| Metric | 77880 | Washington | Brenham, TX | Texas |
|---|---|---|---|---|
| Home Value | $542,821 | $542,821 | N/A | $297,000 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77880 (Washington, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $542,821 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 43.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +1.1% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (1.5%). 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 77880
Population: 2,954
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the typical home price in Washington, TX?
In Washington, TX the median home value sits at $543K. Against the broader TX market, that reads as reasonable for most investors.
What strategy should investors use in Washington, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Washington, TX. With home values at $543K and rents near $1,035/mo, other strategies can work but produce reliable rather than outsized returns.
Is Washington, TX landlord-friendly?
TX law landlord-friendly for landlords, and Washington inherits those rules. Investors should still review local ordinances for rental licensing.
Is Washington, TX good for house hacking?
House hacking in Washington, TX is a challenging. With home values around $543K and rents at $1,035/mo, owner-occupants can offset a meaningful share of PITI.
How qualified is the tenant pool in Washington, TX?
Expect a solid tenant pool in Washington, TX. The rental market absorbs $1,035/mo rents without meaningful friction.
You know 77880 now. You don’t know where it ranks.
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How 77880 ranks in Brenham, TX
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