ZIP CODE 77386 // HOUSTON-THE WOODLANDS-SUGAR LAND, TX // DATA AS OF 2026-09-30
Spring, TX (77386) Rental Property Cap Rate & Cash Flow Report
Located in Montgomery County (Spring, TX), Zip Code 77386 ranks #139 of 500 within this selected sample (72th percentile) with a Zillow ZHVI typical home-value index of $367,655 (-0.9% YoY) and a ZORI observed market rent of $2,105/mo (+0.2% YoY). Requires at least 47.2% 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
-$631/mo
Annual: -$7,576/yr
Modeled Cap Rate
4.01%
NOI: $14,733/yr
Cash-on-Cash Return
-8.96%
Cash Needed: $84,561
1% Rule Ratio
0.57%
Gross Yield: 6.87%
Break-Even Rent
$2,831/mo
State Tax: 1.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 77386 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (TX Avg 1.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$1,859/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$877/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (77386)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $322,587 | $1,888/mo | 7.02% |
| 2022 | $380,200 | $1,973/mo | 6.23% |
| 2023 | $371,913 | $2,065/mo | 6.66% |
| 2024 | $373,577 | $2,103/mo | 6.76% |
| 2025 | $370,875 | $2,101/mo | 6.80% |
| 2026 | $367,655 | $2,105/mo | 6.87% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 77459 Missouri City, TX | $392,356 | $2,266/mo | 4.06% | -$657/mo |
| 76244 Fort Worth, TX | $377,781 | $2,141/mo | 3.95% | -$668/mo |
| 77084 Houston, TX | $261,493 | $1,526/mo | 4.12% | -$424/mo |
| 78245 San Antonio, TX | $253,570 | $1,484/mo | 4.14% | -$407/mo |
| 77036 Houston, TX | $159,566 | $934/mo | 4.14% | -$256/mo |
| 78046 Laredo, TX | $194,263 | $1,086/mo | 3.87% | -$356/mo |