Real Estate Investing in San Antonio, Texas (78202)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78202 (San Antonio, 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: 14.4% of homes vacant — above national norms.
- Declining values: -3.0% 5-year CAGR — values have moved lower.
- Elevated poverty: 20.6% poverty rate — can affect rent collection.
- Lower household income: $39,759 median — tenant affordability is tighter.
What’s happening in San Antonio, TX (78202)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78202 San Antonio
From a cash-flow lens, ZIP 78202 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $157K median. It rewards specialists, not generalists.
For an experienced owner, 78202 can be a a viable market for hunting ground — but the discount at $157K reflects genuine risk that outside investors often underestimate.
Regionally, 78202 sits on the difficult end of the TX spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 9,952 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.
The 78202 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in San Antonio:
Property Strategy for 78202
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $212,140 | $1,110 | 3.8% | +0.7% | $212,140 |
| 2BR | $123,272 | $1,350 | 7.9% | -0.1% | $61,636 |
| 3BR | $175,074 | $1,730 | 7.1% | +1.0% | $58,358 |
| 4BR | $213,820 | $2,020 | 6.8% | +2.0% | $53,455 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78202 Compare?
| Metric | 78202 | San Antonio | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $157,317 | $279,541 | N/A | $297,000 |
| 5-Year CAGR | N/A | 1.3% | N/A | 5.4% |
| Avg Rent | $1,350 | $1,452 | N/A | - |
| Cap Rate | 6.7% | 4.8% | - | - |
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 78202 (San Antonio, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 78202 (San Antonio, TX)?
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Property managers serving Bexar County
Manage rentals here? List your business →Forefront Property Management offers residential, multi-family, and commercial property management services in San Antonio, aiming to simplify property ownership. summary from their website
Hill Country Homeowners Association Management specializes in personalized financial and administrative management services for homeowner's associations in San Antonio and the Texas Hill Country. summary from their website
PMI San Antonio offers residential and commercial property management services in San Antonio, including marketing, tenant screening, rent collection, and financial reporting. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $157,317 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 9.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.3% |
| Cap Rate | 6.7% |
| 5-Year IRR | 3.8% |
📈 Home Appreciation
| 1-Year | -0.2% ▼ |
| 3-Year CAGR | -5.8% ▼ |
| 5-Year CAGR | -3.0% ▼ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +1.7% ▲ |
| 5-Year CAGR | +3.7% ▲ |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.7%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78202
Population: 9,952
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 78202
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
ROBERT G COLE MIDDLE/HIGH SCHOOL
HIGHLAND PARK EL
ROBERT B GREEN EL
BONHAM ACADEMY
DEMOCRACY PREP AT STEWART ACADEMY
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 10,094 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in San Antonio, TX?
Rents in San Antonio, TX run near $1,350/mo. Compared with median home prices of $157K that produces solid gross yields for typical rentals.
What is the renter demographic in San Antonio, TX?
The renter base in San Antonio, TX is reasonable for the $1,350/mo price point. Screening well and pricing to market typically yields predictable tenants.
What is the rental occupancy rate in San Antonio, TX?
Expect elevated vacancy in San Antonio, TX. Rents at $1,350/mo are absorbed by the tenant base without meaningful lag.
How do experienced investors play San Antonio, TX?
For San Antonio, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the investability score for San Antonio, TX?
The 3.0/5 investability rating in San Antonio, TX reflects its $157K prices and $1,350/mo rents. Investors generally consider it a solid option within TX.
You know 78202 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78202 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 78202 ranks in San Antonio-New Braunfels, TX
Every ZIP in this metro, ranked. Free.
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