6010 Blind Mdw · San Antonio, TX 78222

$99,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 381 Days on market

Built 2002 8,799 sqft lot $80/sqft · 49% below area Est $193k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

Key facts

• Eat in kitchen
• Natural light
• Lots of windows

Tags

• EAT IN KITCHEN
• LARGE CABINET SPACE
• LOTS OF WINDOWS
• NATURAL LIGHT
• WALK IN CLOSET
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 428 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).
• This rent runs 31% of the median local income ($66k/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 $684 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 + 4.3% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $51k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 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: 1.71% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.54%
• DSCR: 2.14
• GRM: 4.9

CMA / ARV

• ARV (median comp): $193,291
• List price: $99,000
• Delta: -48.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.86×
• Total profit: $23,927
• Equity at exit: $14,761

10-year hold

• IRR: 29.9%
• Equity multiple: 3.86×
• Total profit: $79,309
• Equity at exit: $8,560

Cash invested: $27,720 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$519
• Tax from tax record: −$187 /mo · $2,243/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $590

Break-even live

Break-even rent $946

Max offer price $99,000

Occupancy floor 60%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	3d	1	0.13mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	23d	1	0.14mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	4d	1	0.14mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	12d	1	0.20mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	2d	1	0.22mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	21d	1	0.29mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	2d	1	0.29mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,510	$1.07	20d	1	0.31mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	43d	1	0.33mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	10d	1	0.41mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	23d	1	0.43mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	43d	1	0.45mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	2d	1	0.51mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	12d	1	0.53mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	16d	1	0.59mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	43d	1	0.61mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	43d	1	0.71mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	23d	1	0.76mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	23d	1	0.80mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.98mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	0.99mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	23d	1	1.00mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	12d	1	1.00mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	1.00mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	23d	1	1.01mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	1.01mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	1.02mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	23d	1	1.02mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	1.03mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	17d	1	1.03mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	1.05mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	1.07mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	1.08mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	12d	1	1.08mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	1.08mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	1.08mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	4d	1	1.08mi
5231 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	10d	1	1.11mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	23d	1	1.12mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	43d	1	1.13mi

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 381 DOM
2. 2026-06-17
   days on market $99,000 Active 380 DOM
3. 2026-06-16
   days on market $99,000 Active 379 DOM
4. 2026-06-15
   days on market $99,000 Active 378 DOM
5. 2026-06-13
   days on market $99,000 Active 376 DOM
6. 2026-06-09
   days on market $99,000 Active 372 DOM
7. 2026-06-08
   days on market $99,000 Active 371 DOM
8. 2026-06-07
   days on market $99,000 Active 370 DOM
9. 2026-06-04
   days on market $99,000 Active 367 DOM
10. 2026-06-03
    days on market $99,000 Active 366 DOM
11. 2026-06-02
    days on market $99,000 Active 365 DOM
12. 2026-06-01
    days on market $99,000 Active 364 DOM
13. 2026-05-31
    days on market $99,000 Active 363 DOM
14. 2026-04-27
    price $99,000 389-char remark

    Show marketing remark (389 chars)

    3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

15. 2026-01-09
    price $105,000 389-char remark

    Show marketing remark (389 chars)

    3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

16. 2025-11-01
    price $125,000 389-char remark

    Show marketing remark (389 chars)

    3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

17. 2025-09-20
    price $135,000 389-char remark

    Show marketing remark (389 chars)

    3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

18. 2025-06-02
    listed $150,000 New 389-char remark

    Show marketing remark (389 chars)

    3/2 Home Available in Foster Meadows! Large eat in kitchen with plenty of cabinet space. Living room with lots of windows for natural light. Stove, refrigerator and dishwasher included. Spacious bedrooms with no carpet! Master suite features walk in closet, garden tub and separate shower. Good sized yard. Detached one car garage. Needs repair but could be a great investment opportunity!

19. 2007-08-06
    soldstatus
20. 2007-08-01
    soldstatus 348-char remark

    Show marketing remark (348 chars)

    CLEAN AND WELL MAITAINED. GREAT COMMUNITY. WALKING DISTANCE TO ELEMENTARY SCHOOL. CLOSE TO FREEWAYS 410,I-10,37, COMMERCIAL CENTERS, SHOPPING COMPLEX ETC. OPEN FLOOR PLAN. READY TO MOVE IN. SPACIOUS, OPEN FLOOR PLAN. BRIGHT AND SUNNY ROOMS. BEAUTIFUL GARDEN TUB IN MASTERS BEDROOM WITH SEPARATE SHOWER AND LARGE WALK IN CLOSETS. LARGE UTILITY ROOM.

21. 2007-06-18
    historical 348-char remark

    Show marketing remark (348 chars)

    CLEAN AND WELL MAITAINED. GREAT COMMUNITY. WALKING DISTANCE TO ELEMENTARY SCHOOL. CLOSE TO FREEWAYS 410,I-10,37, COMMERCIAL CENTERS, SHOPPING COMPLEX ETC. OPEN FLOOR PLAN. READY TO MOVE IN. SPACIOUS, OPEN FLOOR PLAN. BRIGHT AND SUNNY ROOMS. BEAUTIFUL GARDEN TUB IN MASTERS BEDROOM WITH SEPARATE SHOWER AND LARGE WALK IN CLOSETS. LARGE UTILITY ROOM.

22. 2006-12-11
    listed $86,900 348-char remark

    Show marketing remark (348 chars)

    CLEAN AND WELL MAITAINED. GREAT COMMUNITY. WALKING DISTANCE TO ELEMENTARY SCHOOL. CLOSE TO FREEWAYS 410,I-10,37, COMMERCIAL CENTERS, SHOPPING COMPLEX ETC. OPEN FLOOR PLAN. READY TO MOVE IN. SPACIOUS, OPEN FLOOR PLAN. BRIGHT AND SUNNY ROOMS. BEAUTIFUL GARDEN TUB IN MASTERS BEDROOM WITH SEPARATE SHOWER AND LARGE WALK IN CLOSETS. LARGE UTILITY ROOM.

23. 2006-12-05
    soldstatus
24. 2006-10-20
    listed $60,000
25. 2004-03-24
    soldstatus
26. 2004-03-16
    soldstatus
27. 2003-03-27
    listed $66,200

ⓘ 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: $2,243 · $187/mo
• Projected year-2 tax: $2,243 · $187/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 ≥110°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,313
• − Mortgage interest: −$5,546
• − Property taxes: −$2,243
• − Insurance: −$495
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$2,880
• Taxable income: $5,900
• Est. tax owed @ 24.0%: −$1,416
• After-tax cash flow: $5,664/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

+49.5% since first listed

14 events — show timeline

• 2026-04-27 Price Changed $99,000 LERA
• 2026-01-09 Price Changed $105,000 LERA
• 2025-11-01 Price Changed $125,000 LERA
• 2025-09-20 Price Changed $135,000 LERA
• 2025-06-02 Listed $150,000 LERA
• 2007-08-06 Sold (Public Records) — Public Records
• 2007-08-01 Sold (MLS) — LERA
• 2007-06-18 Listing Removed — LERA
• 2006-12-11 Listed $86,900 LERA
• 2006-12-05 Sold (MLS) — LERA
• 2006-10-20 Listed $60,000 LERA
• 2004-03-24 Sold (Public Records) — Public Records
• 2004-03-16 Sold (MLS) — LERA
• 2003-03-27 Listed $66,200 LERA

Property tax history

+3.3%/yr

Latest (2025): $2,243 · +1.8% YoY. Source: county tax records.