Real Estate Investing in Shiner, Texas (77984)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 77984 (Shiner, 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: 21.7% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.0 — 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 Shiner, TX (77984)?
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Market Analysis: 77984 Shiner
The 77984 ZIP covers a section of Shiner that demands careful diligence. Prices near $316K look accessible, but the work to make a deal cash flow is real.
Rent of $1,053/mo on a $316K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 77984 sits below the stated 0.0% once reality is priced in.
The gap between 77984 and stronger Shiner ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 77984 ZIP's population of 4,630 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Strategically, 77984 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 Shiner:
Market Trends
Home Value History (with trend line)
📊 How Does 77984 Compare?
| Metric | 77984 | Shiner | Texas |
|---|---|---|---|
| Home Value | $316,173 | $316,173 | $297,000 |
| 5-Year CAGR | 3.2% | 3.2% | 5.4% |
| Avg Rent | $1,053 | $1,053 | - |
| Cap Rate | 2.6% | 2.6% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 77984 (Shiner, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $316,173 |
| Monthly Rent | $1,053 |
| Price-to-Rent | 25.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (2.6%). 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 77984
Population: 4,630
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 77984
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
Can I house hack in Shiner, TX?
Shiner, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $316K price point reasonable to enter.
What is the renter demographic in Shiner, TX?
Shiner, TX offers a reliable renter base at the $1,053/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is vacancy a concern in Shiner, TX?
Expect elevated vacancy in Shiner, TX. Rents at $1,053/mo are absorbed by the tenant base without meaningful lag.
Is Shiner, TX good for landlords?
For rental operators, Shiner, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Does Shiner, TX make sense for an investment property?
With a 3.0/5 investability score, Shiner, TX ranks as a solid market for rental property investors. Median prices of $316K and rents of $1,053/mo drive the underlying numbers.
You know 77984 now. You don’t know where it ranks.
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