Real Estate Investing in Sutherland Springs, Texas (78161)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78161 (Sutherland Springs, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 32.0% of homes vacant — above national norms.
- Elevated poverty: 39.4% poverty rate — can affect rent collection.
- Higher unemployment: 12.8% unemployment — tenant risk signal.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sutherland Springs, TX (78161)?
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Market Analysis: 78161 Sutherland Springs
ZIP 78161 in Sutherland Springs, TX carries a robust set of headwinds. Home values near $300K and rents of $1,152/mo sit inside a market where underwriting has to be tight.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78161 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader TX picture, 78161 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 602 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. substantial returns are possible in 78161, 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 Sutherland Springs:
Market Trends
Home Value History (with trend line)
📊 How Does 78161 Compare?
| Metric | 78161 | Sutherland Springs | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $299,503 | $299,503 | N/A | $297,000 |
| 5-Year CAGR | 2.5% | 2.5% | N/A | 5.4% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78161 (Sutherland Springs, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $299,503 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +2.5% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.0%). 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 78161
Population: 602
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
Frequently Asked Questions
What are home prices like in Sutherland Springs, TX?
The median home value in Sutherland Springs, TX is roughly $300K. That puts it reasonable relative to the TX statewide average.
Are rents high in Sutherland Springs, TX?
Rents in Sutherland Springs, TX run near $1,152/mo. Compared with median home prices of $300K that produces solid gross yields for typical rentals.
Are renters plentiful in Sutherland Springs, TX?
Working renters make up the core of the Sutherland Springs, TX tenant base. The pool is reasonable for investors targeting long-term holds.
What is the typical vacancy rate in Sutherland Springs, TX?
Occupancy in Sutherland Springs, TX runs consistent with elevated vacancy. Well-priced units at $1,152/mo lease on reasonable timelines.
Are landlord laws favorable in Sutherland Springs, TX?
Rental owners in Sutherland Springs, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 78161 now. You don’t know where it ranks.
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How 78161 ranks in San Antonio-New Braunfels, TX
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