Real Estate Investing in Floresville, Texas (78147)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78147 (Floresville, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 13.1% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (1.3% CAGR).
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Floresville, TX (78147)?
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Market Analysis: 78147 Floresville
Put differently, ZIP 78147 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $249K median. It rewards specialists, not generalists.
The investment case in 78147 is significant only for operators who understand what they are buying. A $249K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 78147 and stronger Floresville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 35% in 78147 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 78147 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 Floresville:
Market Trends
Home Value History (with trend line)
📊 How Does 78147 Compare?
| Metric | 78147 | Floresville | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $249,013 | $311,119 | N/A | $297,000 |
| 5-Year CAGR | 1.3% | 1.9% | N/A | 5.4% |
| Avg Rent | $1,161 | $1,355 | N/A | - |
| Cap Rate | 3.6% | 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 78147 (Floresville, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $249,013 |
| Monthly Rent | $1,161 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +1.3% ▲ |
| 10-Year CAGR | +3.3% ▲ |
🏠 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 (3.6%). 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 78147
Population: 1,646
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 78147
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
What monthly rent should investors expect in Floresville, TX?
Average rent in Floresville, TX is approximately $1,161/mo per month. Against $249K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Floresville, TX?
For rental operators, Floresville, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
Are homes affordable in Floresville, TX?
Floresville, TX median home values land near $249K. That is reasonable territory for investors looking at $1,161/mo-per-month rentals.
What investment strategy works best in Floresville, TX?
In Floresville, TX the healthy play is typically careful cash-flow rentals with hands-on management. The combination of $249K prices and $1,161/mo rents suits that approach.
How deep is the rental pool in Floresville, TX?
Expect a solid tenant pool in Floresville, TX. The rental market absorbs $1,161/mo rents without meaningful friction.
You know 78147 now. You don’t know where it ranks.
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How 78147 ranks in San Antonio-New Braunfels, TX
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