ZIP CODE 77479 // HOUSTON-THE WOODLANDS-SUGAR LAND, TX // DATA AS OF 2026-09-30
Sugar Land, TX (77479) Rental Property Cap Rate & Cash Flow Report
Located in Fort Bend County (Sugar Land, TX), Zip Code 77479 ranks #406 of 500 within this selected sample (19th percentile) with a Zillow ZHVI typical home-value index of $538,064 (+0.7% YoY) and a ZORI observed market rent of $2,130/mo (-0.8% YoY). Requires at least 71.5% 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
-$1,751/mo
Annual: -$21,012/yr
Modeled Cap Rate
2.16%
NOI: $11,637/yr
Cash-on-Cash Return
-16.98%
Cash Needed: $123,755
1% Rule Ratio
0.40%
Gross Yield: 4.75%
Break-Even Rent
$4,143/mo
State Tax: 1.47%/yr
INTERACTIVE PRO-FORMA STATEMENT (ZIP 77479 BENCHMARK)
Edit any value
Purchase Price (ZHVI proxy)
Monthly Gross Rent (ZORI proxy)
Down Payment (%)
Interest Rate (30Y Fixed %)
Annual Property Tax (TX Avg 1.47%)
Annual Home Insurance ($)
Monthly HOA Fee ($)
Monthly Debt Service (P&I)
-$2,721/mo
Monthly Operating Expenses (Tax + Ins + 13% Reserves)
-$1,160/mo
HISTORICAL ZHVI PRICE VS. ZORI RENT TRAJECTORY (77479)
| Year | ZHVI Value | ZORI Rent | Gross Yield |
|---|---|---|---|
| 2021 | $429,406 | $2,030/mo | 5.67% |
| 2022 | $506,163 | $2,041/mo | 4.84% |
| 2023 | $515,383 | $2,071/mo | 4.82% |
| 2024 | $533,735 | $2,111/mo | 4.75% |
| 2025 | $534,542 | $2,146/mo | 4.82% |
| 2026 | $538,064 | $2,130/mo | 4.75% |
COMPARABLE U.S. RENTAL MARKETS
| Zip / City | Price | Rent | Cap Rate | Cash Flow |
|---|---|---|---|---|
| 75067 Lewisville, TX | $349,004 | $1,382/mo | 2.16% | -$1,135/mo |
| 76063 Mansfield, TX | $436,500 | $1,706/mo | 2.11% | -$1,440/mo |
| 77494 Katy, TX | $478,133 | $1,861/mo | 2.09% | -$1,584/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 |