Real Estate Investing in McQueeney, Texas (78123)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78123 (McQueeney, 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: 30.1% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 32.4 — 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 McQueeney, TX (78123)?
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Market Analysis: 78123 McQueeney
ZIP 78123 in McQueeney, TX carries a significant set of headwinds. Home values near $441K and rents of $1,134/mo sit inside a market where underwriting has to be tight.
The 78123 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in McQueeney have seen price recovery that 78123 has not matched. Guadalupe County data supports the view that the spread is structural rather than temporary.
The 78123 ZIP's population of 2,271 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.
Distressed ZIPs reward experience. sturdy returns are possible in 78123, 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 McQueeney:
Property Strategy for 78123
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $462,837 | $1,620 | 2.5% | +5.8% | $154,279 |
| 4BR | $785,215 | $1,880 | 1.7% | +7.1% | $196,304 |
Market Trends
Home Value History (with trend line)
📊 How Does 78123 Compare?
| Metric | 78123 | McQueeney | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $441,077 | $441,077 | N/A | $297,000 |
| 5-Year CAGR | 1.9% | 1.9% | N/A | 5.4% |
| Avg Rent | $1,134 | $1,134 | 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 78123 (McQueeney, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $441,077 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 32.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.1% |
| Cap Rate | 2.0% |
| 5-Year IRR | 3.9% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | -0.7% ▼ |
| 5-Year CAGR | +1.9% ▲ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 78123
Population: 2,271
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 78123
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
Frequently Asked Questions
Is McQueeney, TX a smart market for rental property?
With a 2.0/5 investability score, McQueeney, TX ranks as a solid market for rental property investors. Median prices of $441K and rents of $1,134/mo drive the underlying numbers.
What investment strategy works best in McQueeney, TX?
Most investors in McQueeney, 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.
What are vacancy rates like in McQueeney, TX?
Vacancy in McQueeney, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,134/mo.
What is the renter demographic in McQueeney, TX?
Tenant quality in McQueeney, TX ranks as solid. Landlords generally report stable occupancy at market rents of $1,134/mo.
Is McQueeney, TX a friendly market for rental owners?
McQueeney, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 78123 now. You don’t know where it ranks.
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How 78123 ranks in San Antonio-New Braunfels, TX
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