Real Estate Investing in San Juan, Texas (78589)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78589 (San Juan, 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 vacancy: 9.2% vacancy may signal weakening demand.
- Elevated poverty: 21.6% poverty rate — can affect rent collection.
What’s happening in San Juan, TX (78589)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 78589 San Juan
Not every below-median market is a bargain. San Juan's 78589 ZIP shows signals that favor experienced operators who can absorb the risk $182K pricing implies.
The 78589 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, 78589 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 78589 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 78589 is an operator game, not a passive one. From a cash-flow lens, entry prices of $182K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in San Juan:
Property Strategy for 78589
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $100,977 | $1,050 | 7.5% | +10.1% | $50,488 |
| 3BR | $181,572 | $1,360 | 5.4% | +8.1% | $60,524 |
| 4BR | $242,988 | $1,510 | 4.5% | +7.6% | $60,747 |
| 5BR | $284,083 | — | — | +6.7% | $56,817 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78589 Compare?
| Metric | 78589 | San Juan | McAllen-Edinburg-Mission, TX | Texas |
|---|---|---|---|---|
| Home Value | $181,835 | $181,835 | N/A | $297,000 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 5.4% |
| Avg Rent | $1,250 | $1,250 | 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 78589 (San Juan, TX). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 78589 (San Juan, TX)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $181,835 |
| Monthly Rent | $1,250 |
| Price-to-Rent | 12.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 11.5% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 78589
Population: 39,958
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 78589
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
Investor Insight: With 2,538 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical rental rate in San Juan, TX?
Investors in San Juan, TX typically see rents near $1,250/mo per month against $182K home values - a solid setup for rental cash flow.
How strong is tenant demand in San Juan, TX?
Working renters make up the core of the San Juan, TX tenant base. The pool is reasonable for investors targeting long-term holds.
How should investors approach San Juan, TX?
In San Juan, TX the durable play is typically careful cash-flow rentals with hands-on management. The combination of $182K prices and $1,250/mo rents suits that approach.
Do rentals sit vacant long in San Juan, TX?
Expect elevated vacancy in San Juan, TX. Rents at $1,250/mo are absorbed by the tenant base without meaningful lag.
What does house hacking look like in San Juan, TX?
For house hackers, San Juan, TX is a challenging. The $1,250/mo rent on a unit helps defray the mortgage on a $182K property.
You know 78589 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78589 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 78589 ranks in McAllen-Edinburg-Mission, TX
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 78589 (San Juan)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 78589 (San Juan, TX).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.