Real Estate Investing in San Antonio, Texas (78204)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78204 (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: 20.4% of homes vacant — above national norms.
- Declining values: -4.5% 5-year CAGR — values have moved lower.
What’s happening in San Antonio, TX (78204)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78204 San Antonio
The 78204 ZIP in San Antonio, TX is a local-operator market. Outside capital chasing a $170K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78204 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader TX picture, 78204 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A impressive renter share of 55% in 78204 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 78204 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in San Antonio:
Property Strategy for 78204
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $224,317 | $1,300 | 4.2% | +2.4% | $224,317 |
| 2BR | $135,871 | $1,570 | 8.3% | -2.7% | $67,936 |
| 3BR | $160,668 | $2,010 | 9.0% | -2.0% | $53,556 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78204 Compare?
| Metric | 78204 | San Antonio | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $170,229 | $279,541 | N/A | $297,000 |
| 5-Year CAGR | N/A | 1.3% | N/A | 5.4% |
| Avg Rent | $1,325 | $1,452 | N/A | - |
| Cap Rate | 6.1% | 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 78204 (San Antonio, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 78204 (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 | $170,229 |
| Monthly Rent | $1,325 |
| Price-to-Rent | 10.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.3% |
| Cap Rate | 6.1% |
| 5-Year IRR | 1.6% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | -6.3% ▼ |
| 5-Year CAGR | -4.5% ▼ |
| 10-Year CAGR | +3.2% ▲ |
🏠 Rent Trends
| 1-Year | -5.5% ▼ |
| 3-Year CAGR | -2.7% ▼ |
| 5-Year CAGR | -0.5% ▼ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (6.1%). 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 78204
Population: 11,944
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 78204
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
DE ZAVALA EL
HIGHLAND PARK EL
RHODES MIDDLE
ROBERT B GREEN EL
BONHAM 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
How does San Antonio, TX rate as a rental market?
Yes - San Antonio, TX a 3.0/5 investability score. With $170K home prices against $1,325/mo monthly rent, the market delivers a reasonable entry point for new investors.
What price range are homes in San Antonio, TX?
Expect median prices around $170K in San Antonio, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
What are rental rates like in San Antonio, TX?
Rent in San Antonio, TX is around $1,325/mo. The resulting rent-to-value relationship with $170K pricing is reasonable for most investor models.
What is the smart move for investors in San Antonio, TX?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in San Antonio, TX. The numbers - $170K homes against $1,325/mo rents - support that play.
Do rentals sit vacant long in San Antonio, TX?
Vacancy in San Antonio, TX is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,325/mo.
You know 78204 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78204 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 78204 ranks in San Antonio-New Braunfels, TX
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