ZIP CODE 77494 // HOUSTON-THE WOODLANDS-SUGAR LAND, TX // DATA AS OF 2026-09-30
Katy, TX (77494) Rental Property Cap Rate & Cash Flow Report
Located in Fort Bend County (Katy, TX), Zip Code 77494 ranks #416 of 500 within this selected sample (17th percentile) with a Zillow ZHVI typical home-value index of $478,133 (-2.0% YoY) and a ZORI observed market rent of $1,861/mo (-1.1% YoY). Requires at least 72.4% down payment at 6.5% interest to reach $0/mo break-even cash flow. This model combines different housing populations; it is not an observed average property return. Costs assume state-average tax, 0.5% annual insurance, 13% reserves and no HOA or management. Figures below follow your edits; this headline describes the original benchmark.
Net Monthly Cash Flow
-$1,584/mo
Annual: -$19,004/yr
Modeled Cap Rate
2.09%
NOI: $10,009/yr
Cash-on-Cash Return
-17.28%
Cash Needed: $109,971
1% Rule Ratio
0.39%
Gross Yield: 4.67%
Break-Even Rent
$3,681/mo
State Tax: 1.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 77494 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (TX Avg 1.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,418/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,027/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (77494)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $398,438 | $1,752/mo | 5.28% |
| 2022 | $479,955 | $1,892/mo | 4.73% |
| 2023 | $482,168 | $1,907/mo | 4.75% |
| 2024 | $495,842 | $1,901/mo | 4.60% |
| 2025 | $487,796 | $1,881/mo | 4.63% |
| 2026 | $478,133 | $1,861/mo | 4.67% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 76063 Mansfield, TX | $436,500 | $1,706/mo | 2.11% | -$1,440/mo |
| 77479 Sugar Land, TX | $538,064 | $2,130/mo | 2.16% | -$1,751/mo |
| 75067 Lewisville, TX | $349,004 | $1,382/mo | 2.16% | -$1,135/mo |
| 75035 Frisco, TX | $635,010 | $2,390/mo | 1.96% | -$2,174/mo |
| 78745 Austin, TX | $405,447 | $1,497/mo | 1.88% | -$1,413/mo |
| 75243 Dallas, TX | $292,754 | $1,076/mo | 1.87% | -$1,025/mo |