Real Estate Investing in San Benito, Texas (78586)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78586 (San Benito, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
- Elevated poverty: 22.1% poverty rate — can affect rent collection.
What’s happening in San Benito, TX (78586)?
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Market Analysis: 78586 San Benito
This part of Cameron County is not an easy win. The 78586 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 78586 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader TX picture, 78586 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 78586 includes headwinds that any investor should price in. Income distribution skews lower than San Benito averages, and tenant stability requires active management.
New investors are better served looking at San Benito's stable or hybrid ZIPs before stepping into 78586. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in San Benito:
Property Strategy for 78586
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $119,811 | $990 | 5.9% | +10.2% | $59,906 |
| 3BR | $193,314 | $1,340 | 5.0% | +9.8% | $64,438 |
| 4BR | $270,518 | $1,400 | 3.7% | +8.5% | $67,630 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78586 Compare?
| Metric | 78586 | San Benito | Brownsville-Harlingen, TX | Texas |
|---|---|---|---|---|
| Home Value | $164,374 | $164,374 | N/A | $297,000 |
| 5-Year CAGR | 3.8% | 3.8% | N/A | 5.4% |
| Avg Rent | $1,200 | $1,200 | N/A | - |
| Cap Rate | 5.7% | 5.7% | - | - |
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 78586 (San Benito, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $164,374 |
| Monthly Rent | $1,200 |
| Price-to-Rent | 11.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.8% |
| Cap Rate | 5.7% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +3.8% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (5.7%). 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 78586
Population: 49,103
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 78586
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 tight is the rental market in San Benito, TX?
Vacancy risk in San Benito, TX is elevated. That supports stable cash flow for typical rental holds.
What do landlords charge for rent in San Benito, TX?
Rent in San Benito, TX is around $1,200/mo. The resulting rent-to-value relationship with $164K pricing is reasonable for most investor models.
Is San Benito, TX better for rentals, flips, or BRRRR?
For San Benito, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What does house hacking look like in San Benito, TX?
The a challenging house-hack environment in San Benito, TX reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is San Benito in TX worth investing in?
Our data puts San Benito, TX at 3.0/5 for investability. Home prices of $164K and rents around $1,200/mo create a solid backdrop for investor activity.
You know 78586 now. You don’t know where it ranks.
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How 78586 ranks in Brownsville-Harlingen, TX
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