6934 Neston Dr · San Antonio, TX 78239

$133,000

3 bd · 2.5 ba · 1,568 sqft · Townhouse public records · 14 Days on market

Built 1974 2,613 sqft lot Est $124k · 7% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• ARV discount +4.2/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice townhouse, very spacious, nice little back patio area. Perfect for investors.

Key facts

• Double door entrance
• Covered patio
• Garage parking

Tags

• DOUBLE DOOR ENTRANCE
• SEPARATE DINING AREA
• COVERED PATIO
• GARAGE PARKING
• EASY ACCESS TO HIGHWAYS

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• HOA & community: Subdivision: Camelot II

Exterior

• Parking: Detached 2-car garage; Rear-entry parking
• Utilities: Water: SAWS (city water); Sewer: CPS; Gas: CPS; Electric: CPS; Garbage service: Tiger
• Home design: Pre-owned single-family home; Front faces south
• Construction: Approximately 52 years old; Brick and wood exterior; Slab foundation; Composition and metal roof
• Exterior features: Covered patio; Street paved, curbs and alley

Interior

• Kitchen: Kitchen (12 x 10); Breakfast bar
• Bedrooms: Master bedroom on upper level with walk-in closet (15 x 12); Bedroom 2 (13 x 11); Bedroom 3 (13 x 8)
• Flooring: Carpeting; Ceramic tile; Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bath with tub/shower combination (8 x 5)
• Heating & cooling: Central heating (electric); Central A/C plus 3+ window A/C units
• Interior features: Ceiling fans; Garage door opener; City garbage service; Cable TV available; High-speed internet; All window coverings remain; 1 living area; Separate dining room; Breakfast bar; All bedrooms on upper level
• Laundry & utility: Washer connection; Dryer connection; Utility room (main level, approx. 4 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $133k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Cap rate 8.7% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 263 students, 92% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 82% FRL vs 41% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $123,872
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7122 Brecon	0.12mi	3/2.5	1,584 (+1%)	9mo	$140,000	$88	85
6828 Stockport	0.13mi	3/2.0	1,664 (+6%)	3mo	$89,000	$53	79
6810 Stockport	0.17mi	3/2.0	1,562 (-0%)	22mo	$120,000	$77	71
6814 Neston Dr	0.16mi	3/2.5	1,764 (+12%)	2mo	$139,900	$79	70
6803 Oldham	0.21mi	3/2.0	1,500 (-4%)	14mo	$164,700	$110	69
6907 Neston #1	0.08mi	3/1.0	1,393 (-11%)	7mo	$95,000	$68	66
7716 Glen Mdws	0.61mi	3/2.5	1,584 (+1%)	23mo	$139,000	$88	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-8,763
• Equity at exit: $19,831

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-2,408
• Equity at exit: $11,499

Cash invested: $37,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$697
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $269

Break-even live

Break-even rent $1,155

Max offer price $133,000

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	44d	1	0.05mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.09mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	44d	1	0.17mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	24d	1	0.18mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	15d	1	0.20mi
8318 Tuxford San Antonio, TX	4.0	2.0	1452	$1,700	$1.17	4d	1	0.21mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	24d	1	0.27mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	44d	2	0.30mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	24d	1	0.31mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	16d	1	0.31mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,539	$1.02	3d	1	0.35mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,569	$1.04	16d	1	0.35mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	20d	1	0.36mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	44d	5	0.37mi
6607 Benhill San Antonio, TX	3.0	2.0	1318	$2,000	$1.52	22d	1	0.49mi
8310 Hastings San Antonio, TX	2.0	1.0	1315	$1,450	$1.10	24d	1	0.49mi
8215 Littleport San Antonio, TX	3.0	2.0	1344	$1,600	$1.19	18d	1	0.51mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	24d	1	0.52mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	44d	1	0.57mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.59mi
7210 Glen Cross San Antonio, TX	4.0	2.0	2014	$2,300	$1.14	24d	1	0.59mi
8350 Hastings San Antonio, TX	3.0	2.0	1247	$2,000	$1.60	44d	1	0.59mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	3d	1	0.60mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	11d	1	0.60mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	8d	1	0.61mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	8d	1	0.61mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	11d	1	0.61mi
7650 Oak Chase Unit 7650 San Antonio, TX	4.0	2.0	1250	$1,650	$1.32	44d	1	0.61mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	44d	1	0.63mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	3d	1	0.63mi
6721 Brothers Ln Unit 6721 San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	16d	1	0.63mi
7636 Oak Chase Unit 1 San Antonio, TX	3.0	2.0	1200	$1,255	$1.05	44d	1	0.63mi
6721 Brothers Ln San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	8d	1	0.63mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	22d	1	0.63mi
6923 Glen Fair San Antonio, TX	4.0	2.5	1632	$1,725	$1.06	8d	1	0.63mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	44d	1	0.64mi
7648 Windsor Oaks San Antonio, TX	4.0	2.0	1500	$1,295	$0.86	24d	1	0.65mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	44d	1	0.67mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	24d	1	0.68mi
7613 Oak Chase San Antonio, TX	3.0	2.0	1200	$1,100	$0.92	44d	1	0.69mi

Listing history 10 events

1. 2026-06-18
   days on market $133,000 Active 14 DOM
2. 2026-06-17
   days on market $133,000 Active 13 DOM
3. 2026-06-16
   statusdays on market $133,000 Active 12 DOM
4. 2026-06-15
   days on market $133,000 New 11 DOM
5. 2026-06-13
   days on market $133,000 New 9 DOM
6. 2026-06-13
   days on market $133,000 New 8 DOM
7. 2026-06-09
   days on market $133,000 New 5 DOM
8. 2026-06-08
   days on market $133,000 New 4 DOM
9. 2026-06-07
   remarks 629-char remark
10. 2026-06-07
    listed $133,000 New 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,911 · $159/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: +$522/yr (+$44/mo · 27.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,947
• − Mortgage interest: −$7,450
• − Property taxes: −$1,911
• − Insurance: −$665
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$3,869
• Taxable income: $1,180
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $2,949/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+153.3% since first listed

12 events — show timeline

• 2026-06-05 Listed $133,000 LERA
• 2019-10-01 Sold (Public Records) — Public Records
• 2017-03-14 Sold (Public Records) — Public Records
• 2017-03-13 Sold (MLS) — LERA
• 2017-02-17 Listing Removed — LERA
• 2017-02-17 Listed $55,000 LERA
• 2007-04-19 Sold (Public Records) — Public Records
• 2007-04-16 Sold (MLS) — LERA
• 2007-04-02 Listing Removed — LERA
• 2007-01-13 Listed $52,500 LERA
• 2001-09-26 Sold (Public Records) — Public Records
• 1978-01-01 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,911 · +8.9% YoY. Source: county tax records.