Real Estate Investing in Concan, Texas (78838)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78838 (Concan, TX)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 75.7% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.2% in the last year.
- High price-to-rent: Price-to-rent ratio 44.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Concan, TX (78838)?
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Market Analysis: 78838 Concan
Not every below-median market is a bargain. Concan's 78838 ZIP stands at signals that favor experienced operators who can absorb the risk $504K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $504K asset, 78838 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 78838's metrics run below Uvalde County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 78838 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Experienced landlords with local relationships tend to find 78838 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Concan:
Market Trends
Home Value History (with trend line)
📊 How Does 78838 Compare?
| Metric | 78838 | Concan | Uvalde, TX | Texas |
|---|---|---|---|---|
| Home Value | $503,967 | $503,967 | N/A | $297,000 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 5.4% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78838 (Concan, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $503,967 |
| Monthly Rent | $954 |
| Price-to-Rent | 44.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 5.7% |
📈 Home Appreciation
| 1-Year | -4.2% ▼ |
| 3-Year CAGR | +0.2% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (1.5%). 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 78838
Population: 124
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
Frequently Asked Questions
How strong is tenant demand in Concan, TX?
The tenant pool in Concan, TX is solid, supported by local employment and population fundamentals. Rents of $954/mo are well-absorbed by the market.
How strong is Concan, TX for real estate investors?
Investors tracking Concan, TX will find a 3.0/5 rating supported by $504K median home values and $954/mo rents. That profile suits long-term holders targeting predictable returns.
How do home values compare in Concan, TX?
The median home value in Concan, TX is roughly $504K. That puts it reasonable relative to the TX statewide average.
What do landlords charge for rent in Concan, TX?
Investors in Concan, TX typically see rents near $954/mo per month against $504K home values - a solid setup for rental cash flow.
How viable is house hacking in Concan, TX?
Concan, TX offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $954/mo rent level.
You know 78838 now. You don’t know where it ranks.
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