Real Estate Investing in Marion, Texas (78124)
Should you buy in 78124 (Marion, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Marion, TX (78124)?
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Market Analysis: 78124 Marion
The 78124 ZIP in Marion, TX is a local-operator market. Outside capital chasing a $347K entry has to pair deep knowledge with the discount.
The investment case in 78124 is durable only for operators who understand what they are buying. A $347K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 78124 and stronger Marion ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 78124 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 78124 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 Marion:
Property Strategy for 78124
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $306,973 | $1,760 | 4.1% | +5.3% | $102,324 |
| 4BR | $407,407 | $2,050 | 3.6% | +6.8% | $101,852 |
Market Trends
Home Value History (with trend line)
📊 How Does 78124 Compare?
| Metric | 78124 | Marion | San Antonio-New Braunfels, TX | Texas |
|---|---|---|---|---|
| Home Value | $346,721 | $346,721 | N/A | $297,000 |
| 5-Year CAGR | 2.4% | 2.4% | N/A | 5.4% |
| Avg Rent | $1,233 | $1,233 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 78124 (Marion, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $346,721 |
| Monthly Rent | $1,233 |
| Price-to-Rent | 23.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.2% |
📈 Home Appreciation
| 1-Year | -1.7% ▼ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | +2.4% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (2.8%). 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 78124
Population: 6,907
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 78124
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 1,967 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Marion, TX?
Rents in Marion, TX run near $1,233/mo. Compared with median home prices of $347K that produces solid gross yields for typical rentals.
Are homes affordable in Marion, TX?
Typical homes in Marion, TX go for around $347K. The 5-year CAGR of 0.0% stable price movement.
Should investors worry about vacancy in Marion, TX?
Vacancy risk in Marion, TX is elevated. That supports predictable cash flow for typical rental holds.
Is rental property easy to operate in Marion, TX?
TX law landlord-friendly for landlords, and Marion inherits those rules. Investors should still review local ordinances for rental licensing.
Is Marion, TX a good market for buy-and-hold investors?
Marion, TX rates 3.0/5 for investability. With median values at $347K and rents near $1,233/mo, the market offers reasonable fundamentals for rental investors.
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