Real Estate Investing in Mathis, Texas (78368)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78368 (Mathis, 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: 24.5% of homes vacant — above national norms.
- Declining values: -5.1% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Mathis, TX (78368)?
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Market Analysis: 78368 Mathis
Not every below-median market is a bargain. Mathis's 78368 ZIP clocks in at signals that favor experienced operators who can absorb the risk $121K pricing implies.
Meanwhile, the numbers look inviting — $121K purchase price, 0.0% nominal cap — the work to hit that pro forma in 78368 is substantial and deserves full respect.
In the broader TX picture, 78368 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 78368 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 78368 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 Mathis:
Market Trends
Home Value History (with trend line)
📊 How Does 78368 Compare?
| Metric | 78368 | Mathis | Corpus Christi, TX | Texas |
|---|---|---|---|---|
| Home Value | $121,496 | $121,496 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,134 | $1,134 | N/A | - |
| Cap Rate | 7.3% | 7.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78368 (Mathis, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $121,496 |
| Monthly Rent | $1,134 |
| Price-to-Rent | 8.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.2% |
| Cap Rate | 7.3% |
| 5-Year IRR | 2.2% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | -4.9% ▼ |
| 5-Year CAGR | -5.1% ▼ |
| 10-Year CAGR | -1.0% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.3%). 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 78368
Population: 9,474
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 78368
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
Is Mathis in TX worth investing in?
The 3.0/5 investability rating in Mathis, TX reflects its $121K prices and $1,134/mo rents. Investors generally consider it a solid option within TX.
What strategy should investors use in Mathis, TX?
Mathis, TX investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($121K prices, $1,134/mo rents) make it a reasonable choice.
Does a duplex house hack pencil in Mathis, TX?
Mathis, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,134/mo rent level.
How tight is the rental market in Mathis, TX?
Mathis, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are homes affordable in Mathis, TX?
Homes in Mathis, TX typically sell near $121K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
You know 78368 now. You don’t know where it ranks.
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How 78368 ranks in Corpus Christi, TX
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