Houston-The Woodlands-Sugar Land, TX · Texas
Waller County
ZIP 77446
59,455 residents328 permits TTM$76,135 median HHI5 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$292,000
ACS 5-Year
Cap rate proxy
6.5%
FMR × 0.65 ÷ Home Value
Rent-to-income
19.1%
HUD FMR ÷ ACS HHI
Net migration
+3.23%
IRS SOI
Permits (TTM)
328
Census BPS
Climate risk
70.3
FEMA NRI (0–100)
ZIP 77446
Median home value
$292,000
Gross yield
4.7%
Cap rate
5.0%
Rent gap
-6.1%
Affordability
P/I: 3.8R/I: —
Section 8 detail
SAFMR: $1,140Rent: $1,210Gap: -5.8%
ZIP code breakdown5 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 77423 | $367,269 | $1,500 | 4.9% | 6.7% | -36.1% |
| 77445 | $275,130 | $1,300 | 5.7% | 5.3% | 6.9% |
| 77446 | $292,000county est. | $1,140 | 4.7% | 5.0% | -6.1% |
| 77466 | $292,000county est. | $1,480 | 6.1% | 5.0% | 18.2% |
| 77484 | $347,821 | $1,300 | 4.5% | 4.8% | -7.2% |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
70.5%
Census ACS
Vacancy rate
9.9%
Census ACS
Bachelor's degree +
26.6%
Census ACS
Rent burdened
38.6%
Census ACS (>30% income)
Median age
30.8
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026