Real Estate Investing in Meyersville, Texas (77974)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77974 (Meyersville, TX)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated poverty: 32.0% poverty rate — can affect rent collection.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Meyersville, TX (77974)?
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Market Analysis: 77974 Meyersville
This part of De Witt County is not an easy win. The 77974 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $1,260/mo on a $335K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77974 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 77974 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
From an investor standpoint, 670 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.
Distressed ZIPs reward experience. solid returns are possible in 77974, 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 Meyersville:
Market Trends
Home Value History (with trend line)
📊 How Does 77974 Compare?
| Metric | 77974 | Meyersville | Victoria, TX | Texas |
|---|---|---|---|---|
| Home Value | $335,027 | $335,027 | N/A | $297,000 |
| 5-Year CAGR | 1.6% | 1.6% | N/A | 5.4% |
| Avg Rent | $1,260 | $1,260 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77974 (Meyersville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $335,027 |
| Monthly Rent | $1,260 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 4.6% |
📈 Home Appreciation
| 1-Year | -2.5% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +1.6% ▲ |
| 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 (2.9%). 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 77974
Population: 670
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 77974
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 there empty rentals in Meyersville, TX?
Vacancy risk in Meyersville, TX is elevated. That supports stable cash flow for typical rental holds.
Are rents high in Meyersville, TX?
Rental rates in Meyersville, TX average $1,260/mo. Tenant demand and $335K home values make the yield look reasonable by investor standards.
How do home values compare in Meyersville, TX?
The median home value in Meyersville, TX is roughly $335K. That puts it reasonable relative to the TX statewide average.
What is it like being a landlord in Meyersville, TX?
Landlord-friendliness in Meyersville, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Meyersville, TX a smart market for rental property?
Yes - Meyersville, TX a 2.0/5 investability score. With $335K home prices against $1,260/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 77974 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77974 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.
How 77974 ranks in Victoria, TX
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