Real Estate Investing in Pleasanton, Texas (78064)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78064 (Pleasanton, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Elevated vacancy: 11.9% vacancy may signal weakening demand.
What’s happening in Pleasanton, TX (78064)?
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Market Analysis: 78064 Pleasanton
Investors eyeing 78064 need to respect the fundamentals at play. Home values of $261K come alongside slower price movement and elevated management overhead.
The 78064 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader TX picture, 78064 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A resilient renter share of 27% in 78064 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Pleasanton's stable or hybrid ZIPs before stepping into 78064. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Pleasanton:
Property Strategy for 78064
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $157,555 | $1,270 | 5.8% | +1.4% | $78,778 |
| 3BR | $266,587 | $1,660 | 4.5% | +4.9% | $88,862 |
| 4BR | $337,925 | $1,690 | 3.6% | +5.5% | $84,481 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78064 Compare?
| Metric | 78064 | Pleasanton | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $260,610 | $260,610 | N/A | $297,000 |
| 5-Year CAGR | 1.8% | 1.8% | N/A | 5.4% |
| Avg Rent | $1,075 | $1,075 | N/A | - |
| Cap Rate | 3.2% | 3.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78064 (Pleasanton, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $260,610 |
| Monthly Rent | $1,075 |
| Price-to-Rent | 20.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 5.0% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (3.2%). 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 78064
Population: 16,420
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 78064
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
How high is vacancy risk in Pleasanton, TX?
Occupancy in Pleasanton, TX runs predictable with elevated vacancy. Well-priced units at $1,075/mo lease on reasonable timelines.
Is the tenant base reliable in Pleasanton, TX?
Pleasanton, TX draws a reliable base of working renters. Demand at the $1,075/mo rent level is reasonable for standard single-family and small multi rentals.
Is real estate in Pleasanton, TX a good investment right now?
Yes - Pleasanton, TX a 2.0/5 investability score. With $261K home prices against $1,075/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is rental property easy to operate in Pleasanton, TX?
For rental operators, Pleasanton, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Is housing expensive in Pleasanton, TX?
In Pleasanton, TX the median home value sits at $261K. Against the broader TX market, that reads as reasonable for most investors.
You know 78064 now. You don’t know where it ranks.
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How 78064 ranks in San Antonio-New Braunfels, TX
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