6039 Golden Valley Dr · San Antonio, TX 78242

$140,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 12 Days on market

Built 1967 0.30 ac lot $136/sqft · 12% below area Est $160k · 12% under

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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 +18.1/30.0
• ARV discount +13.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a cul-de-sac with mature trees, this single-story home offers a simple, comfortable layout with a light-filled living and dining area highlighted by vaulted ceilings and decorative wood beams. Tile flooring runs throughout for easy maintenance, and the kitchen features gas cooking and opens to the dining area, creating a practical, everyday flow. The three bedrooms are modest in size, providing functional spaces for daily living. A roof replacement completed in 2023 adds peace of mind. Out back, a spacious yard offers plenty of room to enjoy the outdoors, whether for pets, gardening, or relaxing under the trees. A covered patio with an attached laundry area adds convenience, alon

Key facts

• Gas cooking
• Tile flooring
• Cul-de-sac

Tags

• CUL-DE-SAC
• MATURE TREES
• VAULTED CEILINGS
• DECORATIVE WOOD BEAMS
• TILE FLOORING
• GAS COOKING

Property features AI

Finance

• HOA & community: Located in Lackland City subdivision

Exterior

• Parking: Level driveway
• Utilities: Water: SAWS (city water/sewer); Sewer: SAWS (city sewer); Gas: CPS; Electricity: CPS; City garbage service
• Home design: Pre-owned single-family residence; Approximate age: 59 years; All bedrooms on first/lower level; Bathroom on first floor
• Construction: Asbestos shingle and brick exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Chain-link and partial fencing; Storage building/shed; Mature trees; Level lot; Level drive; Cul-de-sac/Dead-end lot; Street paved (city street)

Interior

• Kitchen: Stove/Range
• Bedrooms: Master bedroom on lower level with ceiling fan (13 x 11); Bedroom 2 (10 x 9); Bedroom 3 (11 x 10)
• Flooring: Ceramic tile floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heat; Panel heating; 3+ window A/C units
• Interior features: Ceiling fans; Chandelier; Smoke alarm; Carbon monoxide detector; Gas water heater; City garbage service; High ceilings; Cable TV available; High-speed internet; Laundry located in closet; Washer and dryer connections; Separate dining room; One living area; All bedrooms on lower level; Bathroom on first floor; Accessible/adaptive home
• Laundry & utility: Washer connection; Dryer connection; Laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.3% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Five Palms El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 510 students, 93% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 93% FRL vs 42% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (median comp): $159,671
• List price: $140,000
• Delta: -12.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6039 Golden Valley Dr	0.00mi	3/1.0	1,032 (0%)	1mo	$140,000	$136	100
6134 Cedar Vly	0.29mi	3/1.0	1,032 (0%)	2mo	$159,900	$155	84
5914 Fir Vly	0.16mi	3/1.0	984 (-5%)	2mo	$164,900	$168	83
6034 Pine Vly	0.56mi	3/1.0	1,008 (-2%)	7mo	$137,000	$136	64
7038 Apple Vly	0.06mi	4/1.0 (+1)	1,173 (+14%)	10mo	$169,900	$145	61
5746 Elm Vly	0.61mi	3/2.0	1,056 (+2%)	3mo	$199,999	$189	61
6719 Walnut Vly	0.67mi	3/2.0	1,020 (-1%)	3mo	$173,500	$170	60
5910 Fairgreen	0.60mi	2/2.0 (-1)	1,024 (-1%)	4mo	$99,950	$98	59
5922 Autumn Palms	0.36mi	2/1.0 (-1)	950 (-8%)	10mo	$170,000	$179	57
151 Reefridge	0.71mi	3/1.0	946 (-8%)	2mo	$139,500	$147	51
5915 Middlefield	0.69mi	3/2.0	1,180 (+14%)	3mo	$175,900	$149	38
7502 Apple Vly	0.67mi	4/1.0 (+1)	1,178 (+14%)	7mo	$122,000	$104	34

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: -14.3%
• Equity multiple: 0.51×
• Total profit: $-19,394
• Equity at exit: $20,874

10-year hold

• IRR: -12.3%
• Equity multiple: 0.38×
• Total profit: $-24,192
• Equity at exit: $12,105

Cash invested: $39,200 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$734
• Tax from tax record: −$327 /mo · $3,922/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $122

Break-even live

Break-even rent $1,417

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $201	-5% $162	+0% $122	+5% $83	+10% $43
Rent	-10% $-2	-5% $60	+0% $122	+5% $184	+10% $246
Rate	-1.0pp $193	-0.5pp $158	base $122	+0.5pp $86	+1.0pp $49

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	5d	1	0.25mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	0.37mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	0d	1	0.37mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	25d	1	0.37mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	3d	1	0.40mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	0.40mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	0.48mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	25d	1	0.52mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	16d	1	0.54mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	0.55mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	14d	1	0.55mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	25d	1	0.60mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	0.69mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	3d	1	0.75mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.79mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	5d	1	0.80mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	17d	7	0.88mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	45d	1	0.99mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	45d	1	0.99mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	45d	1	1.00mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	5d	24	1.03mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,425	$1.41	25d	1	1.07mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	1.11mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	4d	31	1.11mi
154 Morning Valley St San Antonio, TX	3.0	2.0	1400	$1,300	$0.93	4d	1	1.20mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	25d	1	1.24mi
5350 Military Dr W Unit 710 San Antonio, TX	2.0	2.0	1082	$907	$0.84	17d	1	1.24mi
5350 W Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	972	$1,356	$1.40	3d	54	1.24mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	3d	46	1.28mi
134 Lake Valley St San Antonio, TX	2.0	2.0	940	$1,350	$1.44	45d	1	1.31mi
326 Whitewood Dr San Antonio, TX	2.0	1.0	668	$1,216	$1.82	3d	8	1.34mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	19d	1	1.35mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	11d	1	1.41mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	23d	1	1.41mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	1.48mi

Listing history 4 events

1. 2026-05-13
   status Pending 923-char remark
2. 2026-05-05
   historical Active Option 923-char remark
3. 2026-05-01
   listed $140,000 New 923-char remark
4. 1983-06-01
   soldstatus

ⓘ 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: $3,922 · $327/mo
• Projected year-2 tax: $3,922 · $327/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,858
• − Mortgage interest: −$7,842
• − Property taxes: −$3,922
• − Insurance: −$700
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,073
• Taxable loss: −$696
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,633/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

5 events — show timeline

• 2026-06-03 Sold (MLS) — LERA
• 2026-05-13 Pending — LERA
• 2026-05-05 Contingent — LERA
• 2026-05-01 Listed $140,000 LERA
• 1983-06-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,922 · -4.1% YoY. Source: county tax records.