Real Estate Investing in San Antonio, Texas (78221)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78221 (San Antonio, TX)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
- Elevated vacancy: 9.7% vacancy may signal weakening demand.
What’s happening in San Antonio, TX (78221)?
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Market Analysis: 78221 San Antonio
The 78221 ZIP in San Antonio, TX is a local-operator market. Outside capital chasing a $179K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $179K asset, 78221 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader TX picture, 78221 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A sturdy renter share of 32% in 78221 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 78221 is an operator game, not a passive one. From an investor standpoint, entry prices of $179K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in San Antonio:
Property Strategy for 78221
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,049 | $1,260 | 7.4% | +0.2% | $61,525 |
| 3BR | $170,356 | $1,620 | 6.8% | +1.9% | $56,785 |
| 4BR | $232,111 | $1,880 | 5.8% | +4.5% | $58,028 |
| 5BR | $279,385 | — | — | +4.9% | $55,877 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78221 Compare?
| Metric | 78221 | San Antonio | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $179,152 | $279,541 | N/A | $297,000 |
| 5-Year CAGR | N/A | 1.3% | N/A | 5.4% |
| Avg Rent | $1,355 | $1,452 | N/A | - |
| Cap Rate | 5.9% | 4.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78221 (San Antonio, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 78221 (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 | $179,152 |
| Monthly Rent | $1,355 |
| Price-to-Rent | 11.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.1% |
| Cap Rate | 5.9% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | -1.7% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +4.9% ▲ |
🏠 Rent Trends
| 1-Year | +9.3% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.9%). 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 78221
Population: 41,580
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 78221
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 3,555 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in San Antonio, TX?
In San Antonio, TX the median home value sits at $179K. Against the broader TX market, that reads as reasonable for most investors.
What investment strategy works best 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 - $179K homes against $1,355/mo rents - support that play.
Are renters plentiful in San Antonio, TX?
Tenant demand in San Antonio, TX is solid. The local workforce $1,355/mo rents across most rental classes.
What are vacancy rates like in San Antonio, TX?
Rental vacancy in San Antonio, TX is elevated. Investors should budget normal turnover but not chronic empty units.
How do landlord-tenant laws work in San Antonio, TX?
San Antonio, TX operates under TX law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
You know 78221 now. You don’t know where it ranks.
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How 78221 ranks in San Antonio-New Braunfels, TX
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