Real Estate Investing in Eagle Pass, Texas (78852)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 78852 (Eagle Pass, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- Elevated poverty: 21.0% poverty rate — can affect rent collection.
What’s happening in Eagle Pass, TX (78852)?
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Market Analysis: 78852 Eagle Pass
ZIP 78852 inside Maverick County looks affordable on the surface — median value of $222K — but the discount exists for reasons that a careful buyer should understand before committing.
The 78852 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 78852 among TX's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 78852 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 78852 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 Eagle Pass:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 78852 Compare?
| Metric | 78852 | Eagle Pass | Eagle Pass, TX | Texas |
|---|---|---|---|---|
| Home Value | $222,434 | $111,217 | N/A | $297,000 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 5.4% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 78852 (Eagle Pass, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $222,434 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 15.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.7% |
📈 Home Appreciation
| 1-Year | -0.5% ▼ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +3.0% ▲ |
🏠 Rent Trends
| 1-Year | -11.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (7.3%) exceeds the estimated cap rate (4.2%). 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 78852
Population: 56,933
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 78852
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
Frequently Asked Questions
What is the median home value in Eagle Pass, TX?
The median home value in Eagle Pass, TX is roughly $222K. That puts it reasonable relative to the TX statewide average.
What is the typical vacancy rate in Eagle Pass, TX?
Eagle Pass, TX carries elevated vacancy risk. Expect consistent absorption at market rents of $1,206/mo.
Is Eagle Pass, TX good for house hacking?
House hacking in Eagle Pass, TX is reasonable to execute. Prices around $222K and rents of $1,206/mo solid owner-occupant economics.
Are eviction rules reasonable in Eagle Pass, TX?
Landlord-friendliness in Eagle Pass, TX is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How strong is Eagle Pass, TX for real estate investors?
Eagle Pass, TX registers an investability rating of 3.0/5, with median home values near $222K and average rents around $1,206/mo. That combination puts it in the durable tier for investor interest.
You know 78852 now. You don’t know where it ranks.
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