Real Estate Investing in Converse, Texas (78109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78109 (Converse, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Converse, TX (78109)?
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Market Analysis: 78109 Converse
Investors eyeing 78109 need to respect the fundamentals at play. Home values of $243K come alongside slower price movement and elevated management overhead.
On the rental side, the numbers look inviting — $243K purchase price, 0.0% nominal cap — the work to hit that pro forma in 78109 is substantial and deserves full respect.
Regionally, 78109 sits on the difficult end of the TX spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 78109 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. impressive returns are possible in 78109, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Converse:
Property Strategy for 78109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $160,158 | $1,740 | 7.8% | +4.2% | $80,079 |
| 3BR | $228,298 | $2,230 | 7.0% | +4.7% | $76,099 |
| 4BR | $268,785 | $2,600 | 7.0% | +5.0% | $67,196 |
| 5BR | $324,412 | — | — | +5.1% | $64,882 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78109 Compare?
| Metric | 78109 | Converse | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $243,275 | $243,275 | N/A | $297,000 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.4% |
| Avg Rent | $1,728 | $1,728 | N/A | - |
| Cap Rate | 5.5% | 5.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78109 (Converse, TX). Anonymous, moderated, never written by AI.
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Property managers serving Bexar County
Manage rentals here? List your business →Forefront Property Management offers residential, multi-family, and commercial property management services in San Antonio, aiming to simplify property ownership. summary from their website
Hill Country Homeowners Association Management specializes in personalized financial and administrative management services for homeowner's associations in San Antonio and the Texas Hill Country. summary from their website
PMI San Antonio offers residential and commercial property management services in San Antonio, including marketing, tenant screening, rent collection, and financial reporting. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $243,275 |
| Monthly Rent | $1,728 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.5% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | -1.6% ▼ |
| 3-Year CAGR | -2.7% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +2.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.5%). 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 78109
Population: 56,372
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 78109
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 6,179 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Converse, TX?
Homes in Converse, TX typically sell near $243K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
What is the renter demographic in Converse, TX?
Converse, TX draws a measured base of working renters. Demand at the $1,728/mo rent level is reasonable for standard single-family and small multi rentals.
What monthly rent should investors expect in Converse, TX?
Investors in Converse, TX typically see rents near $1,728/mo per month against $243K home values - a solid setup for rental cash flow.
How do experienced investors play Converse, TX?
A careful cash-flow rentals with hands-on management strategy Converse, TX best. The market produces consistent results for that approach at the $243K price point.
How viable is house hacking in Converse, TX?
The a challenging house-hack environment in Converse, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 78109 now. You don’t know where it ranks.
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How 78109 ranks in San Antonio-New Braunfels, TX
Every ZIP in this metro, ranked. Free.
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