Real Estate Investing in Sullivan City, Texas (78595)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78595 (Sullivan City, TX)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
- Elevated poverty: 22.9% 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 Sullivan City, TX (78595)?
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Market Analysis: 78595 Sullivan City
Not every below-median market is a bargain. Sullivan City's 78595 ZIP reports signals that favor experienced operators who can absorb the risk $125K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 78595 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 78595's metrics run below Hidalgo County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 78595 ZIP's population of 5,958 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The 78595 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 Sullivan City:
Property Strategy for 78595
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $95,316 | $970 | 7.3% | +12.0% | $47,658 |
| 3BR | $129,246 | $1,260 | 7.0% | +11.0% | $43,082 |
Market Trends
Home Value History (with trend line)
📊 How Does 78595 Compare?
| Metric | 78595 | Sullivan City | McAllen-Edinburg-Mission, TX | Texas |
|---|---|---|---|---|
| Home Value | $125,131 | $125,131 | N/A | $297,000 |
| 5-Year CAGR | 8.0% | 8.0% | N/A | 5.4% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78595 (Sullivan City, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $125,131 |
| Monthly Rent | $873 |
| Price-to-Rent | 11.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.4% |
| Cap Rate | 5.4% |
| 5-Year IRR | 13.4% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (5.4%). 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 78595
Population: 5,958
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 78595
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
Is housing expensive in Sullivan City, TX?
Homes in Sullivan City, TX typically sell near $125K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
What is it like being a landlord in Sullivan City, TX?
Sullivan City, TX operates under TX law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
What investment strategy works best in Sullivan City, TX?
The best-fit strategy in Sullivan City, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Does a duplex house hack pencil in Sullivan City, TX?
Sullivan City, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $873/mo rent level.
What is the typical vacancy rate in Sullivan City, TX?
Vacancy risk in Sullivan City, TX is elevated. That supports reliable cash flow for typical rental holds.
You know 78595 now. You don’t know where it ranks.
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How 78595 ranks in McAllen-Edinburg-Mission, TX
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