6504 Arid Way · San Antonio, TX 78252

$249,999

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 38 Days on market

Built 2021 4,996 sqft lot $192/sqft · at area comps Est $260k · at est. $60/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +9.3/15.0
• Cash flow +7.9/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0

Listing remarks

Come tour this beautiful 3-bedroom, 2-bath home located in one of San Antonio's most desirable and growing areas! Nestled in a quiet cul-de-sac, this property offers the perfect setting for families, first-time buyers, or anyone looking for comfort and convenience. The community features fantastic amenities including a neighborhood pool, clubhouse, and park - perfect for relaxing, entertaining, and enjoying time outdoors. With easy access to nearby shopping, dining, and major highways, this home combines peaceful living with everyday convenience. Don't miss the opportunity to make this beautiful home yours!

Key facts

• Clubhouse
• Cul-de-sac
• Neighborhood pool

Tags

• CUL-DE-SAC
• NEIGHBORHOOD POOL
• CLUBHOUSE
• PARK
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Subdivision: SILOS UNIT #1
• HOA & community: Mandatory HOA; HOA fee $725 annually; Association transfer fee $150

Exterior

• Parking: 2-car garage
• Utilities: Sewer system; Water provided by SAWS; Gas supplied by CPS; Electricity supplied by CPS
• Home design: Pre-owned single-family home; Built by LENNAR (approx. 5 years old)
• Construction: Siding exterior; Composition roof; Slab foundation
• Exterior features: Street paved with curbs and sidewalks; Streetlights; Pool; Clubhouse; Park/playground

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Master bedroom with walk-in closet and ceiling fan (12 x 12); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (5 x 8)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Some window coverings remain; 1 living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (31.6% below list).
• Recommended offer: $171k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,016 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 12.2

CMA / ARV

• ARV (median comp): $260,163
• List price: $249,999
• Delta: -3.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13903 Silos Mdws	0.19mi	3/2.0	1,276 (-2%)	10mo	$225,000	$176	80
13947 Bull	0.44mi	3/2.0	1,276 (-2%)	2mo	$189,900	$149	74
7258 Plow Run	0.69mi	3/2.0	1,300 (0%)	3mo	$245,000	$188	66
13857 Llama Pl	0.68mi	3/2.0	1,300 (0%)	8mo	$230,000	$177	62
14114 Silos Mdws	0.36mi	3/2.0	1,450 (+12%)	7mo	$239,000	$165	58
6619 Legato Curv	0.45mi	3/2.0	1,156 (-11%)	3mo	$220,000	$190	58
6419 Legato	0.65mi	3/2.0	1,323 (+2%)	11mo	$260,000	$197	58
13608 Whisper Xing	0.45mi	3/2.0	1,156 (-11%)	4mo	$224,900	$195	57
14128 Feed Park	0.37mi	3/2.0	1,458 (+12%)	15mo	$240,000	$165	50
7227 Plow Run	0.64mi	3/2.0	1,462 (+12%)	3mo	$160,440	$110	47
6523 Hoffman	0.74mi	3/2.0	1,440 (+11%)	6mo	$254,000	$176	43
7250 Plow Run	0.67mi	3/2.0	1,125 (-14%)	9mo	$205,000	$182	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.52×
• Total profit: $-33,807
• Equity at exit: $72,570

10-year hold

• IRR: -6.2%
• Equity multiple: 0.38×
• Total profit: $-43,664
• Equity at exit: $87,214

Cash invested: $70,000 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$60
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-337

Break-even live

Break-even rent $2,137

Max offer price $190,470

Occupancy floor —

Sensitivity live

Price	-10% $-195	-5% $-266	+0% $-337	+5% $-408	+10% $-478
Rent	-10% $-472	-5% $-405	+0% $-337	+5% $-269	+10% $-202
Rate	-1.0pp $-211	-0.5pp $-273	base $-337	+0.5pp $-402	+1.0pp $-468

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	25d	1	0.00mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	25d	1	0.02mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	25d	1	0.03mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	0d	1	0.04mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	45d	1	0.07mi
6612 Arid Way San Antonio, TX	4.0	2.0	1627	$1,895	$1.16	0d	1	0.08mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	5d	1	0.12mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,475	$1.02	0d	1	0.20mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	14d	1	0.23mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	25d	1	0.27mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	14d	1	0.27mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	45d	1	0.30mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	25d	1	0.31mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	19d	1	0.31mi
13518 Hummel Loop San Antonio, TX	3.0	2.5	1625	$1,650	$1.02	0d	1	0.34mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	45d	1	0.36mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	45d	1	0.37mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	45d	1	0.37mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	25d	1	0.39mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	14d	1	0.40mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,201	$1.50	0d	1	0.44mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,889	$1.63	0d	1	0.44mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	23d	1	0.45mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	45d	1	0.46mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	5d	1	0.46mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	45d	1	0.50mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	25d	1	0.52mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	25d	1	0.52mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	0d	1	0.53mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	25d	1	0.53mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	16d	1	0.54mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	25d	1	0.61mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	45d	1	0.61mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	23d	1	0.62mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	4d	1	0.62mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	25d	1	0.64mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	23d	1	0.64mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	19d	1	0.64mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	5d	1	0.66mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	45d	1	0.66mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-21
   days on market $249,999 Active 38 DOM
2. 2026-06-18
   days on market $249,999 Active 35 DOM
3. 2026-06-17
   days on market $249,999 Active 34 DOM
4. 2026-06-16
   days on market $249,999 Active 33 DOM
5. 2026-06-15
   days on market $249,999 Active 32 DOM
6. 2026-06-13
   days on market $249,999 Active 30 DOM
7. 2026-06-09
   days on market $249,999 Active 26 DOM
8. 2026-06-08
   days on market $249,999 Active 25 DOM
9. 2026-06-07
   days on market $249,999 Active 24 DOM
10. 2026-06-04
    days on market $249,999 Active 21 DOM
11. 2026-06-03
    days on market $249,999 Active 20 DOM
12. 2026-06-02
    days on market $249,999 Active 19 DOM
13. 2026-06-01
    days on market $249,999 Active 18 DOM
14. 2026-05-31
    days on market $249,999 Active 17 DOM
15. 2026-05-14
    listed $249,999 New 620-char remark

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,819/yr (+$235/mo · 160.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $20,522
• − Mortgage interest: −$14,004
• − Property taxes: −$1,756
• − Insurance: −$2,047
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − HOA: −$720
• − Depreciation: −$7,273
• Taxable loss: −$8,562
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $-1,989/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

1 event — show timeline

• 2026-05-14 Listed $249,999 LERA

Property tax history

+30.4%/yr

Latest (2025): $1,756 · -60.7% YoY. Source: county tax records.