Real Estate Investing in Progreso, Texas (78579)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78579 (Progreso, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 16.8% of homes vacant — above national norms.
- Elevated poverty: 64.5% poverty rate — can affect rent collection.
- Lower household income: $27,941 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Progreso, TX (78579)?
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Market Analysis: 78579 Progreso
ZIP 78579 in Progreso, TX carries a resilient set of headwinds. Home values near $129K and rents of $936/mo sit inside a market where underwriting has to be tight.
The investment case in 78579 is impressive only for operators who understand what they are buying. A $129K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 78579 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 78579 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 78579 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Progreso:
Market Trends
Home Value History (with trend line)
📊 How Does 78579 Compare?
| Metric | 78579 | Progreso | McAllen-Edinburg-Mission, TX | Texas |
|---|---|---|---|---|
| Home Value | $129,252 | $129,252 | N/A | $297,000 |
| 5-Year CAGR | 9.3% | 9.3% | N/A | 5.4% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78579 (Progreso, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $129,252 |
| Monthly Rent | $936 |
| Price-to-Rent | 11.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.7% |
| 5-Year IRR | 15.0% |
📈 Home Appreciation
| 1-Year | +8.1% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +9.3% ▲ |
| 10-Year CAGR | +10.2% ▲ |
🏠 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 (5.7%). 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 78579
Population: 2,548
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 78579
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
What is the average home sale price in Progreso, TX?
Progreso, TX home values average about $129K. That price point suits investors targeting rentals with $936/mo in monthly income.
What are vacancy rates like in Progreso, TX?
Vacancy risk in Progreso, TX is elevated. That supports even-keeled cash flow for typical rental holds.
How strict are landlord regulations in Progreso, TX?
Progreso, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Can I live-in-and-rent in Progreso, TX?
Progreso, TX is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $129K price point reasonable to enter.
What is the typical renter like in Progreso, TX?
Tenant demand in Progreso, TX is solid. The local workforce $936/mo rents across most rental classes.
You know 78579 now. You don’t know where it ranks.
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How 78579 ranks in McAllen-Edinburg-Mission, TX
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