Real Estate Investing in Smiley, Texas (78159)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78159 (Smiley, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 21.1% of homes vacant — above national norms.
- 1-year downturn: Values declined 9.3% in the last year.
- Lower household income: $32,000 median — tenant affordability is tighter.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Smiley, TX (78159)?
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Market Analysis: 78159 Smiley
The 78159 ZIP in Smiley, TX is a local-operator market. Outside capital chasing a $239K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $239K asset, 78159 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Smiley have seen price recovery that 78159 has not matched. Gonzales County data supports the view that the spread is structural rather than temporary.
Who lives in 78159 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 78159 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Smiley:
Market Trends
Home Value History (with trend line)
📊 How Does 78159 Compare?
| Metric | 78159 | Smiley | Texas |
|---|---|---|---|
| Home Value | $239,419 | $239,419 | $297,000 |
| 5-Year CAGR | N/A | N/A | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78159 (Smiley, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $239,419 |
| Monthly Rent | $873 |
| Price-to-Rent | 22.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | -9.3% ▼ |
| 3-Year CAGR | -10.3% ▼ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 (2.8%). 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 78159
Population: 604
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 78159
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
What is the smart move for investors in Smiley, TX?
Most investors in Smiley, TX run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How much do tenants pay in Smiley, TX?
Rent in Smiley, TX is around $873/mo. The resulting rent-to-value relationship with $239K pricing is reasonable for most investor models.
What are vacancy rates like in Smiley, TX?
Smiley, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
Can I live-in-and-rent in Smiley, TX?
House hacking in Smiley, TX is a challenging. With home values around $239K and rents at $873/mo, owner-occupants can offset a meaningful share of PITI.
What is the renter demographic in Smiley, TX?
Smiley, TX offers a stable renter base at the $873/mo rent level. Tenant turnover is reasonable for well-managed properties.
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