Real Estate Investing in Uvalde, Texas (78801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78801 (Uvalde, TX)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.7% of homes vacant — above national norms.
- Flat appreciation: Values have barely moved over 5 years (0.2% CAGR).
- 1-year downturn: Values declined 3.5% in the last year.
- Elevated poverty: 24.5% 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 Uvalde, TX (78801)?
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Market Analysis: 78801 Uvalde
Meanwhile, ZIP 78801 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $178K median. It rewards specialists, not generalists.
Rent of $1,035/mo on a $178K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 78801 sits below the stated 0.0% once reality is priced in.
The gap between 78801 and stronger Uvalde ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A significant renter share of 33% in 78801 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Uvalde:
Market Trends
Home Value History (with trend line)
📊 How Does 78801 Compare?
| Metric | 78801 | Uvalde | Uvalde, TX | Texas |
|---|---|---|---|---|
| Home Value | $177,773 | $88,886 | N/A | $297,000 |
| 5-Year CAGR | 0.2% | 0.2% | N/A | 5.4% |
| Avg Rent | $1,035 | $1,035 | N/A | - |
| Cap Rate | 4.5% | 4.5% | - | - |
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 78801 (Uvalde, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $177,773 |
| Monthly Rent | $1,035 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.5% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | -3.5% ▼ |
| 3-Year CAGR | -1.5% ▼ |
| 5-Year CAGR | +0.2% ▲ |
| 10-Year CAGR | +1.7% ▲ |
🏠 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 (4.5%). 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 78801
Population: 21,487
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 78801
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 2,736 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Uvalde, TX?
In Uvalde, TX the median home value sits at $178K. Against the broader TX market, that reads as reasonable for most investors.
What are rental rates like in Uvalde, TX?
Rental rates in Uvalde, TX average $1,035/mo. Tenant demand and $178K home values make the yield look reasonable by investor standards.
Is it easy to find good tenants in Uvalde, TX?
The renter base in Uvalde, TX is reasonable for the $1,035/mo price point. Screening well and pricing to market typically yields predictable tenants.
Is Uvalde, TX a smart market for rental property?
The 3.0/5 investability rating in Uvalde, TX reflects its $178K prices and $1,035/mo rents. Investors generally consider it a solid option within TX.
Which investment style suits Uvalde, TX?
Investors usually favor careful cash-flow rentals with hands-on management in Uvalde, TX. With home values at $178K and rents near $1,035/mo, other strategies can work but produce stable rather than outsized returns.
You know 78801 now. You don’t know where it ranks.
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