Real Estate Investing in Edinburg, Texas (78539)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78539 (Edinburg, TX)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
What’s happening in Edinburg, TX (78539)?
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Market Analysis: 78539 Edinburg
ZIP 78539 inside Hidalgo County looks affordable on the surface — median value of $243K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78539 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 78539 and stronger Edinburg ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 78539 ZIP's population of 38,162 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Experienced landlords with local relationships tend to find 78539 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Edinburg:
Property Strategy for 78539
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $132,388 | $1,150 | 6.3% | +11.1% | $66,194 |
| 3BR | $227,146 | $1,490 | 4.7% | +7.6% | $75,715 |
| 4BR | $339,002 | $1,650 | 3.5% | +7.1% | $84,750 |
| 5BR | $454,730 | — | — | +7.1% | $90,946 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78539 Compare?
| Metric | 78539 | Edinburg | McAllen-Edinburg-Mission, TX | Texas |
|---|---|---|---|---|
| Home Value | $243,021 | $164,778 | N/A | $297,000 |
| 5-Year CAGR | 5.2% | 5.8% | N/A | 5.4% |
| Avg Rent | $1,090 | $1,052 | N/A | - |
| Cap Rate | 3.5% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78539 (Edinburg, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $243,021 |
| Monthly Rent | $1,090 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | +1.3% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -4.0% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 78539
Population: 38,162
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 78539
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
Frequently Asked Questions
How do home values compare in Edinburg, TX?
The median home value in Edinburg, TX is roughly $243K. That puts it reasonable relative to the TX statewide average.
Is it easy to find good tenants in Edinburg, TX?
Tenant quality in Edinburg, TX ranks as solid. Landlords generally report predictable occupancy at market rents of $1,090/mo.
Are landlord laws favorable in Edinburg, TX?
For rental operators, Edinburg, TX rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
How viable is house hacking in Edinburg, TX?
Edinburg, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $243K price point reasonable to enter.
What kind of vacancy should I budget for in Edinburg, TX?
Expect elevated vacancy in Edinburg, TX. Rents at $1,090/mo are absorbed by the tenant base without meaningful lag.
You know 78539 now. You don’t know where it ranks.
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How 78539 ranks in McAllen-Edinburg-Mission, TX
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