Real Estate Investing in Victoria, Texas (77904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77904 (Victoria, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.7% vacancy may signal weakening demand.
What’s happening in Victoria, TX (77904)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 77904 Victoria
ZIP 77904 inside Victoria County looks affordable on the surface — median value of $283K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 77904 is durable only for operators who understand what they are buying. A $283K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 77904 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 77904 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 77904 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Victoria:
Property Strategy for 77904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $193,052 | $1,550 | 5.8% | +5.1% | $96,526 |
| 3BR | $252,742 | $1,860 | 5.3% | +5.4% | $84,247 |
| 4BR | $359,448 | $2,050 | 4.1% | +5.4% | $89,862 |
| 5BR | $494,200 | — | — | +5.2% | $98,840 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 77904 Compare?
| Metric | 77904 | Victoria | Victoria, TX | Texas |
|---|---|---|---|---|
| Home Value | $283,343 | $135,569 | N/A | $297,000 |
| 5-Year CAGR | 4.3% | 2.9% | N/A | 5.4% |
| Avg Rent | $1,282 | $1,231 | N/A | - |
| Cap Rate | 3.5% | 5.4% | - | - |
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 77904 (Victoria, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $283,343 |
| Monthly Rent | $1,282 |
| Price-to-Rent | 18.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +4.3% ▲ |
| 10-Year CAGR | +3.8% ▲ |
🏠 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 (3.5%). 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 77904
Population: 29,989
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 77904
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,128 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical vacancy rate in Victoria, TX?
Vacancy in Victoria, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,282/mo.
How strong are rents in Victoria, TX?
Rental rates in Victoria, TX average $1,282/mo. Tenant demand and $283K home values make the yield look reasonable by investor standards.
How much does a house cost in Victoria, TX?
Expect median prices around $283K in Victoria, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Is Victoria, TX suited for a house hack?
House hacking in Victoria, TX is a challenging. With home values around $283K and rents at $1,282/mo, owner-occupants can offset a meaningful share of PITI.
Is Victoria, TX a smart market for rental property?
Victoria, TX rates 3.0/5 for investability. With median values at $283K and rents near $1,282/mo, the market offers reasonable fundamentals for rental investors.
You know 77904 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 77904 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 77904 ranks in Victoria, TX
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