5126 Farr · San Antonio, TX 78242

$110,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 139 Days on market

Built 1995 0.66 ac lot $60/sqft · 62% below area ↓ 19% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic development opportunity! This unique property features three contiguous lots totaling approximately 0.66 acres, sold together with the flexibility to develop individually or as a single project. Each 0.22+/- acre lot offers exceptional potential, whether you choose to place a mobile home on each lot or build new homes to sell separately. Located in a diverse neighborhood of both traditional and manufactured homes, this property sits in a rapidly growing area with convenient access to major highways. Existing mobile home can be rehabbed.

Key facts

• 0.66 acre lot
• Built 1995
• Listed 138 days

Tags

• THREE CONTIGUOUS LOTS
• APPROXIMATELY 0.66 ACRES
• FLEXIBILITY TO DEVELOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: schools C-, crime F.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 44% 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.68% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.75%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $287,395
• List price: $110,000
• Delta: -61.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6910 Emerald Vly	0.64mi	3/2.0	2,014 (+9%)	6mo	$299,999	$149	50
5527 Jade Vly	0.60mi	3/2.0	1,930 (+4%)	21mo	$305,990	$159	47
7039 Diamond Vly	0.56mi	4/2.0 (+1)	1,997 (+8%)	13mo	$264,900	$133	45
5515 Jade Vly	0.58mi	3/2.0	1,697 (-8%)	20mo	$288,990	$170	43
6810 Emerald Vly	0.72mi	3/2.5	2,078 (+12%)	1mo	$310,000	$149	43
8306 Rain Dance	0.70mi	4/3.0 (+1)	1,760 (-5%)	16mo	$229,900	$131	37
5626 Mountain	0.73mi	4/2.0 (+1)	1,668 (-10%)	10mo	$225,000	$135	36
5518 Onyx Vly	0.60mi	3/2.5	2,034 (+10%)	21mo	$279,990	$138	36
5539 Jade Vly	0.63mi	3/2.5	2,034 (+10%)	22mo	$299,990	$147	33

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: 19.7%
• Equity multiple: 1.77×
• Total profit: $23,752
• Equity at exit: $16,401

10-year hold

• IRR: 25.9%
• Equity multiple: 2.96×
• Total profit: $60,245
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$577
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $738

Break-even live

Break-even rent $919

Max offer price $110,000

Occupancy floor 55%

Sensitivity live

Price	-10% $800	-5% $769	+0% $738	+5% $707	+10% $676
Rent	-10% $592	-5% $665	+0% $738	+5% $811	+10% $884
Rate	-1.0pp $793	-0.5pp $766	base $738	+0.5pp $709	+1.0pp $680

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8167 Dempsey Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	0.44mi
5406 Elm Valley Dr San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	0d	1	0.53mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	0.58mi
8311 Big Creek Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	0.60mi
5538 Jade Vly San Antonio, TX	4.0	3.0	2061	$2,100	$1.02	45d	1	0.61mi
8522 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	45d	1	0.68mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.72mi
6802 Emerald Vly San Antonio, TX	3.0	2.5	2034	$2,300	$1.13	0d	1	0.73mi
5535 Cool Valley St San Antonio, TX	4.0	3.0	1716	$1,700	$0.99	4d	1	0.73mi
5634 Mountain Pt San Antonio, TX	4.0	2.5	1874	$1,745	$0.93	23d	1	0.74mi
8619 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	25d	1	0.75mi
5715 Mountain Pt San Antonio, TX	4.0	2.0	1668	$1,900	$1.14	45d	1	0.82mi
7026 Randado Ct San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	0d	1	0.84mi
8739 Tesoro Hls San Antonio, TX	3.0	2.5	1777	$1,595	$0.90	5d	1	0.87mi
5539 Pearl Vly San Antonio, TX	3.0	2.0	1770	$1,925	$1.09	5d	1	0.88mi
5543 Coral Vly San Antonio, TX	3.0	2.0	1533	$1,750	$1.14	25d	1	0.92mi
4750 Military Dr W San Antonio, TX	1.0–3.0	1.0–2.0	1015	$1,969	$1.94	0d	10	0.94mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	1.05mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	1.05mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	17d	1	1.12mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	3d	46	1.15mi
5331 Beryl Cv San Antonio, TX	3.0	2.0	1301	$2,000	$1.54	5d	1	1.22mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	45d	1	1.25mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	0d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $110,000 Active 139 DOM
2. 2026-06-18
   days on market $110,000 Active 136 DOM
3. 2026-06-17
   days on market $110,000 Active 135 DOM
4. 2026-06-16
   days on market $110,000 Active 134 DOM
5. 2026-06-15
   days on market $110,000 Active 133 DOM
6. 2026-06-13
   days on market $110,000 Active 131 DOM
7. 2026-06-09
   days on market $110,000 Active 127 DOM
8. 2026-06-08
   days on market $110,000 Active 126 DOM
9. 2026-06-07
   days on market $110,000 Active 125 DOM
10. 2026-06-04
    days on market $110,000 Active 122 DOM
11. 2026-06-03
    days on market $110,000 Active 121 DOM
12. 2026-06-02
    days on market $110,000 Active 120 DOM
13. 2026-06-01
    days on market $110,000 Active 119 DOM
14. 2026-05-31
    days on market $110,000 Active 118 DOM
15. 2026-03-20
    price $110,000 552-char remark

    Show marketing remark (552 chars)

    Fantastic development opportunity! This unique property features three contiguous lots totaling approximately 0.66 acres, sold together with the flexibility to develop individually or as a single project. Each 0.22+/- acre lot offers exceptional potential, whether you choose to place a mobile home on each lot or build new homes to sell separately. Located in a diverse neighborhood of both traditional and manufactured homes, this property sits in a rapidly growing area with convenient access to major highways. Existing mobile home can be rehabbed.

16. 2026-02-02
    listed $135,000 New 552-char remark

    Show marketing remark (552 chars)

    Fantastic development opportunity! This unique property features three contiguous lots totaling approximately 0.66 acres, sold together with the flexibility to develop individually or as a single project. Each 0.22+/- acre lot offers exceptional potential, whether you choose to place a mobile home on each lot or build new homes to sell separately. Located in a diverse neighborhood of both traditional and manufactured homes, this property sits in a rapidly growing area with convenient access to major highways. Existing mobile home can be rehabbed.

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$775/yr (+$65/mo · 62.6%)

ⓘ 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 6 d/yr ≥109°F today · 17 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: $22,235
• − Mortgage interest: −$6,162
• − Property taxes: −$1,238
• − Insurance: −$550
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$3,200
• Taxable income: $7,528
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $7,049/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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

-18.5% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $110,000 LERA
• 2026-02-02 Listed $135,000 LERA

Property tax history

+10.1%/yr

Latest (2025): $1,238 · -0.4% YoY. Source: county tax records.