Real Estate Investing in Nixon, Texas (78140)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78140 (Nixon, 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: 13.0% of homes vacant — above national norms.
- Declining values: -2.8% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Nixon, TX (78140)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78140 Nixon
From a cash-flow lens, ZIP 78140 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $202K median. It rewards specialists, not generalists.
Rent of $891/mo on a $202K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78140 sits below the stated 0.0% once reality is priced in.
Regionally, 78140 sits on the difficult end of the TX spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A significant renter share of 33% in 78140 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
leans 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 Nixon:
Market Trends
Home Value History (with trend line)
📊 How Does 78140 Compare?
| Metric | 78140 | Nixon | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $201,747 | $201,747 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78140 (Nixon, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,747 |
| Monthly Rent | $891 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 0.6% |
📈 Home Appreciation
| 1-Year | +0.5% ▲ |
| 3-Year CAGR | -5.4% ▼ |
| 5-Year CAGR | -2.8% ▼ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (3.4%). 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 78140
Population: 3,190
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 78140
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 do home values compare in Nixon, TX?
Homes in Nixon, TX typically sell near $202K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
Is Nixon, TX a good market for FHA house hackers?
Nixon, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $891/mo rent level.
How do landlord-tenant laws work in Nixon, TX?
TX ranks as a landlord-friendly state for landlord-tenant law. Nixon generally follows the statewide framework, so landlords face reasonable operating rules.
What are rental rates like in Nixon, TX?
Rental rates in Nixon, TX average $891/mo. Tenant demand and $202K home values make the yield look reasonable by investor standards.
What is the typical renter like in Nixon, TX?
Tenant quality in Nixon, TX ranks as solid. Landlords generally report predictable occupancy at market rents of $891/mo.
You know 78140 now. You don’t know where it ranks.
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How 78140 ranks in San Antonio-New Braunfels, TX
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