Real Estate Investing in Carrizo Springs, Texas (78834)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78834 (Carrizo Springs, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 27.6% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
- Elevated poverty: 36.6% poverty rate — can affect rent collection.
- Lower household income: $26,508 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 Carrizo Springs, TX (78834)?
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Market Analysis: 78834 Carrizo Springs
ZIP 78834 in Carrizo Springs, TX carries a significant set of headwinds. Home values near $145K and rents of $909/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $145K purchase price, 0.0% nominal cap — the work to hit that pro forma in 78834 is substantial and deserves full respect.
ZIP 78834's metrics run below Dimmit County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 78834 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
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 Carrizo Springs:
Market Trends
Home Value History (with trend line)
📊 How Does 78834 Compare?
| Metric | 78834 | Carrizo Springs | Eagle Pass, TX | Texas |
|---|---|---|---|---|
| Home Value | $144,762 | $144,762 | N/A | $297,000 |
| 5-Year CAGR | N/A | N/A | N/A | 5.4% |
| Avg Rent | $909 | $909 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78834 (Carrizo Springs, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $144,762 |
| Monthly Rent | $909 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +12.8% ▲ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +1.9% ▲ |
🏠 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 (4.9%). 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 78834
Population: 7,204
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 78834
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.
Frequently Asked Questions
What approach is best for Carrizo Springs, TX real estate?
For Carrizo Springs, TX, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Do rentals sit vacant long in Carrizo Springs, TX?
Occupancy in Carrizo Springs, TX runs steady with elevated vacancy. Well-priced units at $909/mo lease on reasonable timelines.
How strong is tenant demand in Carrizo Springs, TX?
Expect a solid tenant pool in Carrizo Springs, TX. The rental market absorbs $909/mo rents without meaningful friction.
Is house hacking profitable in Carrizo Springs, TX?
For house hackers, Carrizo Springs, TX is a challenging. The $909/mo rent on a unit helps defray the mortgage on a $145K property.
What is the average monthly rent in Carrizo Springs, TX?
The typical rental in Carrizo Springs, TX commands about $909/mo monthly. That rent profile stable cash flow against the $145K purchase basis.
You know 78834 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 78834 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.
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