Real Estate Investing in Pearsall, Texas (78061)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78061 (Pearsall, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.7% of homes vacant — above national norms.
- Elevated poverty: 23.9% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Pearsall, TX (78061)?
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Market Analysis: 78061 Pearsall
Turning to rents, ZIP 78061 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $148K median. It rewards specialists, not generalists.
The 78061 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, 78061 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 78061 ZIP's population of 9,968 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pearsall:
Market Trends
Home Value History (with trend line)
📊 How Does 78061 Compare?
| Metric | 78061 | Pearsall | Pearsall, TX | Texas |
|---|---|---|---|---|
| Home Value | $147,853 | $147,853 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78061 (Pearsall, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $147,853 |
| Monthly Rent | $981 |
| Price-to-Rent | 12.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 5.4% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +0.2% ▲ |
| 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 (5.2%). 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 78061
Population: 9,968
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 78061
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
Is Pearsall, TX a friendly market for rental owners?
Pearsall, TX operates under TX law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How strong is Pearsall, TX for real estate investors?
Our data puts Pearsall, TX at 2.0/5 for investability. Home prices of $148K and rents around $981/mo create a solid backdrop for investor activity.
How much does a house cost in Pearsall, TX?
Median home price in Pearsall, TX is near $148K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
What is the typical rental rate in Pearsall, TX?
Rent in Pearsall, TX is around $981/mo. The resulting rent-to-value relationship with $148K pricing is reasonable for most investor models.
How deep is the rental pool in Pearsall, TX?
Working renters make up the core of the Pearsall, TX tenant base. The pool is reasonable for investors targeting long-term holds.
You know 78061 now. You don’t know where it ranks.
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