Real Estate Investing in Alice, Texas (78332)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78332 (Alice, 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: 18.0% of homes vacant — above national norms.
- Declining values: -2.2% 5-year CAGR — values have moved lower.
- Elevated poverty: 21.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Alice, TX (78332)?
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Market Analysis: 78332 Alice
The 78332 ZIP covers a section of Alice that demands careful diligence. Prices near $134K look accessible, but the work to make a deal cash flow is real.
The 78332 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Turning to rents, 78332 offers a low basis, the region around Alice has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
On balance, 27,281 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.
New investors are better served looking at Alice's stable or hybrid ZIPs before stepping into 78332. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Alice:
Market Trends
Home Value History (with trend line)
📊 How Does 78332 Compare?
| Metric | 78332 | Alice | Alice, TX | Texas |
|---|---|---|---|---|
| Home Value | $134,344 | $134,344 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $900 | $900 | N/A | - |
| Cap Rate | 5.2% | 5.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78332 (Alice, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $134,344 |
| Monthly Rent | $900 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 3.1% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | -2.2% ▼ |
| 10-Year CAGR | -1.5% ▼ |
🏠 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 (5.2%). 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 78332
Population: 27,281
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 78332
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
How high is vacancy risk in Alice, TX?
Alice, TX sees elevated vacancy, which is reasonable relative to the broader TX rental market.
Is Alice, TX a friendly market for rental owners?
Rental owners in Alice, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
How strong are rents in Alice, TX?
Rent in Alice, TX is around $900/mo. The resulting rent-to-value relationship with $134K pricing is reasonable for most investor models.
What investment strategy works best in Alice, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Alice, TX. With home values at $134K and rents near $900/mo, other strategies can work but produce stable rather than outsized returns.
Should investors consider Alice, TX?
Yes - Alice, TX a 3.0/5 investability score. With $134K home prices against $900/mo monthly rent, the market delivers a reasonable entry point for new investors.
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How 78332 ranks in Alice, TX
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