Real Estate Investing in Castroville, Texas (78009)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78009 (Castroville, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Castroville, TX (78009)?
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Market Analysis: 78009 Castroville
The 78009 ZIP covers a section of Castroville that demands careful diligence. Prices near $461K look accessible, but the work to make a deal cash flow is real.
Rent of $1,197/mo on a $461K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78009 sits below the stated 0.0% once reality is priced in.
Within TX, ZIP 78009 trails on several market indicators that neighboring Medina County submarkets outperform. The gap is real and durable enough to shape underwriting.
The 78009 ZIP's population of 9,494 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that clocks in at the need for careful underwriting.
Strategically, 78009 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Castroville:
Property Strategy for 78009
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $266,620 | $1,330 | 3.6% | — | $133,310 |
| 3BR | $388,891 | $1,750 | 3.2% | +6.4% | $129,630 |
| 4BR | $605,891 | $1,760 | 2.1% | +8.4% | $151,473 |
Market Trends
Home Value History (with trend line)
📊 How Does 78009 Compare?
| Metric | 78009 | Castroville | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $461,391 | $461,391 | N/A | $297,000 |
| 5-Year CAGR | 3.5% | 3.5% | N/A | 5.4% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78009 (Castroville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $461,391 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 32.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (2.0%). 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 78009
Population: 9,494
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 78009
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,987 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I house hack in Castroville, TX?
Castroville, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,197/mo rent level.
What kind of vacancy should I budget for in Castroville, TX?
Occupancy in Castroville, TX runs predictable with elevated vacancy. Well-priced units at $1,197/mo lease on reasonable timelines.
Should investors consider Castroville, TX?
With a 3.0/5 investability score, Castroville, TX ranks as a solid market for rental property investors. Median prices of $461K and rents of $1,197/mo drive the underlying numbers.
Is Castroville, TX good for landlords?
Castroville, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How deep is the rental pool in Castroville, TX?
Expect a solid tenant pool in Castroville, TX. The rental market absorbs $1,197/mo rents without meaningful friction.
You know 78009 now. You don’t know where it ranks.
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How 78009 ranks in San Antonio-New Braunfels, TX
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