Real Estate Investing in Beeville, Texas (78102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78102 (Beeville, 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: 17.9% of homes vacant — above national norms.
- Declining values: -2.6% 5-year CAGR — values have moved lower.
What’s happening in Beeville, TX (78102)?
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Market Analysis: 78102 Beeville
ZIP 78102 in Beeville, TX carries a significant set of headwinds. Home values near $159K and rents of $1,005/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 78102 can be a a viable market for hunting ground — but the discount at $159K reflects genuine risk that outside investors often underestimate.
The gap between 78102 and stronger Beeville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 78102 ZIP's population of 27,000 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Strategically, 78102 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 Beeville:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78102 Compare?
| Metric | 78102 | Beeville | Beeville, TX | Texas |
|---|---|---|---|---|
| Home Value | $159,465 | $79,733 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,005 | $1,005 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
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 78102 (Beeville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $159,465 |
| Monthly Rent | $1,005 |
| Price-to-Rent | 13.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 4.9% |
| 5-Year IRR | 2.4% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | -2.6% ▼ |
| 10-Year CAGR | +1.7% ▲ |
🏠 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 (4.9%). 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 78102
Population: 27,000
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 78102
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 1,353 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Beeville, TX for real estate investors?
Beeville, TX scores 3.0/5 for investability. Home values sit at $159K and rents near $1,005/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are rents high in Beeville, TX?
Beeville, TX rentals go for roughly $1,005/mo a month. That puts gross yield in solid territory relative to $159K acquisition costs.
What is the rental occupancy rate in Beeville, TX?
Beeville, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Can I house hack in Beeville, TX?
Beeville, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,005/mo rent level.
What is the average home sale price in Beeville, TX?
Typical homes in Beeville, TX go for around $159K. The 5-year CAGR of 0.0% steady price movement.
You know 78102 now. You don’t know where it ranks.
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