Real Estate Investing in San Diego, Texas (78384)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78384 (San Diego, 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.
- High vacancy: 31.8% of homes vacant — above national norms.
- Declining values: -10.7% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 6.4% in the last year.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in San Diego, TX (78384)?
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Market Analysis: 78384 San Diego
ZIP 78384 inside San Diego, TX leans into a value-add thesis. Home values near $72K sit below the state median, and rents of $1,080/mo leave room for forced-equity plays.
Flippers and value-add operators have treated 78384 as a working ZIP for a reason. Entry prices around $72K and a deep rental base of 23% renters underpin the exit strategy on both the sale and rent sides.
In Duval County, 78384 is part of the operational map, not the passive one. The spread between median price and renovated comp reflects the work available.
A renter-heavy, wage-earner demographic anchors 78384. Value-add players rely on that mix — the 23% share is both the tenant source and the buyer pool for future owner-occupied exits.
Flippers with local expertise can do well in 78384. Out-of-state investors should partner with boots-on-the-ground operators or skip the ZIP entirely.
Here's what matters if you're considering buying a home in San Diego:
Market Trends
Home Value History (with trend line)
📊 How Does 78384 Compare?
| Metric | 78384 | San Diego | Alice, TX | Texas |
|---|---|---|---|---|
| Home Value | $72,458 | $71,420 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $1,080 | $966 | N/A | - |
| Cap Rate | 11.6% | 10.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78384 (San Diego, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $72,458 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 5.6:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 17.9% |
| Cap Rate | 11.6% |
| 5-Year IRR | 1.0% |
📈 Home Appreciation
| 1-Year | -6.4% ▼ |
| 3-Year CAGR | -6.5% ▼ |
| 5-Year CAGR | -10.7% ▼ |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (11.6%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78384
Population: 5,656
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 78384
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 much do tenants pay in San Diego, TX?
Average rent in San Diego, TX is approximately $1,080/mo per month. Against $72K home values that yields a reasonable rent-to-price ratio.
Does rental property in San Diego, TX pass the 1% rule?
Hitting the 1% rule in San Diego, TX is realistic given the 1.49% average rent-to-price. Most value-add properties push well above that line.
Does buy-rehab-rent-refinance work in San Diego, TX?
BRRRR in San Diego, TX is a strong. The interplay of $72K values and $1,080/mo rents creates reasonable refinance conditions.
Is San Diego, TX a good market for buy-and-hold investors?
The 4.0/5 investability rating in San Diego, TX reflects its $72K prices and $1,080/mo rents. Investors generally consider it a solid option within TX.
How expensive is real estate in San Diego, TX?
Expect median prices around $72K in San Diego, TX. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
You know 78384 now. You don’t know where it ranks.
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