Real Estate Investing in Crystal City, Texas (78839)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78839 (Crystal City, TX)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Crystal City, TX (78839)?
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Market Analysis: 78839 Crystal City
The 78839 ZIP covers a section of Crystal City that demands careful diligence. Prices near $92K look accessible, but the work to make a deal cash flow is real.
The 78839 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Within TX, ZIP 78839 trails on several market indicators that neighboring Zavala County submarkets outperform. The gap is real and significant enough to shape underwriting.
Resident income in 78839 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 78839 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Crystal City:
Property Strategy for 78839
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $61,747 | $970 | 11.3% | +3.9% | $30,874 |
| 3BR | $87,853 | $1,350 | 11.1% | +7.4% | $29,284 |
Market Trends
Home Value History (with trend line)
📊 How Does 78839 Compare?
| Metric | 78839 | Crystal City | Texas |
|---|---|---|---|
| Home Value | $92,232 | $92,232 | $297,000 |
| 5-Year CAGR | 4.8% | 4.8% | 5.4% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 7.4% | 7.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78839 (Crystal City, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $92,232 |
| Monthly Rent | $873 |
| Price-to-Rent | 8.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.4% |
| Cap Rate | 7.4% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +26.6% ▲ |
| 3-Year CAGR | +3.5% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +3.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.4%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 78839
Population: 7,333
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 78839
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
Where do home prices stand in Crystal City, TX?
Crystal City, TX home values average about $92K. That price point suits investors targeting rentals with $873/mo in monthly income.
How quickly do rentals get leased in Crystal City, TX?
Vacancy risk in Crystal City, TX is elevated. That supports even-keeled cash flow for typical rental holds.
What kind of tenants rent in Crystal City, TX?
Tenant quality in Crystal City, TX ranks as solid. Landlords generally report steady occupancy at market rents of $873/mo.
How should investors approach Crystal City, TX?
In Crystal City, TX the durable play is typically careful cash-flow rentals with hands-on management. The combination of $92K prices and $873/mo rents suits that approach.
Are landlord laws favorable in Crystal City, TX?
Rental owners in Crystal City, TX deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 78839 now. You don’t know where it ranks.
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Community Ratings
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