6403 Encore Oaks · San Antonio, TX 78252

$275,000

4 bd · 2.0 ba · 1,703 sqft · SingleFamily public records · 40 Days on market

Built 2019 8,712 sqft lot $161/sqft · 6% below area Est $292k · 6% under $125/mo HOA · 6% 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 +10.1/15.0
• Cash flow +7.4/30.0
• 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
• 1% rule +2.0/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Welcome to this well-maintained single-story home situated on a desirable corner lot. Offering 1,703 square feet, this 4-bedroom, 2-bathroom home features a functional open-concept layout ideal for everyday living and entertaining. The spacious eat-in kitchen includes granite countertops, a large island, ample cabinet storage, and a generously sized pantry. The open floor plan provides a seamless flow between the kitchen, dining, and living areas. The oversized backyard offers plenty of space for outdoor living, entertaining, or future improvements, and includes a storage shed for additional storage. The 2-car garage features epoxy-coated floors, providing a clean and finished look. Additional highlights include: corner lot, open floor plan, oversized yard, granite countertops, pantry, and move-in ready condition.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-353 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.9% below list).
• Recommended offer: $193k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: Rents soft (-1.7%/yr); 558 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 + $-5 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 40 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $192,788 (29.9% 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 40 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.9

CMA / ARV

• ARV (median comp): $291,609
• List price: $275,000
• Delta: -5.70%
• 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
6403 Encore Oaks	0.00mi	4/2.0	1,703 (0%)	1mo	$275,000	$161	99
13007 Minuet Sway	0.29mi	4/2.0	1,703 (0%)	1mo	$285,500	$168	85
6429 Hoffman Pln	0.07mi	3/2.0 (-1)	1,662 (-2%)	3mo	$289,900	$174	85
6824 Kingsley Edge	0.35mi	4/2.0	1,703 (0%)	6mo	$275,000	$161	78
6419 Tempo Switch	0.23mi	3/2.5 (-1)	1,631 (-4%)	2mo	$244,900	$150	74
6551 Legato	0.28mi	4/2.5	1,839 (+8%)	2mo	$249,900	$136	70
13032 Minuet Sway	0.30mi	3/2.0 (-1)	1,662 (-2%)	9mo	$283,999	$171	70
6602 Kingsley Edge	0.19mi	4/2.0	1,906 (+12%)	9mo	$275,000	$144	64
13516 Waxman Spark	0.44mi	4/2.5	1,866 (+10%)	1mo	$214,000	$115	61
6545 Legato Curv	0.27mi	4/2.5	1,919 (+13%)	6mo	$250,000	$130	59
13419 Homestead	0.73mi	4/2.0	1,616 (-5%)	4mo	$289,900	$179	54
6910 Pail Pl	0.75mi	3/2.0 (-1)	1,700 (-0%)	10mo	$268,000	$158	52

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: -10.3%
• Equity multiple: 0.53×
• Total profit: $-36,214
• Equity at exit: $79,827

10-year hold

• IRR: -6.0%
• Equity multiple: 0.40×
• Total profit: $-46,246
• Equity at exit: $95,936

Cash invested: $77,000 (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: 558
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$115
• HOA: −$125
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-353

Break-even live

Break-even rent $2,375

Max offer price $212,564

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-276	+0% $-353	+5% $-431	+10% $-509
Rent	-10% $-506	-5% $-430	+0% $-353	+5% $-277	+10% $-201
Rate	-1.0pp $-215	-0.5pp $-283	base $-353	+0.5pp $-425	+1.0pp $-497

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	45d	1	0.18mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	25d	1	0.18mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	19d	1	0.18mi
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	5d	1	0.19mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	45d	1	0.20mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	0d	1	0.23mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	25d	1	0.23mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	16d	1	0.24mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	25d	1	0.28mi
6638 Hoffman Pln San Antonio, TX	3.0	2.0	1662	$1,850	$1.11	25d	1	0.31mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	45d	1	0.33mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	5d	1	0.33mi
13107 Minuet Sway San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	12d	1	0.36mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	25d	1	0.37mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,201	$1.50	0d	1	0.37mi
13123 Minuet Sway San Antonio, TX	3.0	2.5	2241	$2,050	$0.91	45d	1	0.40mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	45d	1	0.41mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	25d	1	0.41mi
13518 Hummel Loop San Antonio, TX	3.0	2.5	1625	$1,650	$1.02	0d	1	0.43mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	45d	1	0.44mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	5d	1	0.44mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	17d	1	0.44mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	45d	1	0.45mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	23d	1	0.46mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	19d	1	0.47mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	25d	1	0.48mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	23d	1	0.53mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	19d	1	0.53mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$2,440	$1.84	0d	39	0.65mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	25d	1	0.73mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	25d	1	0.74mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	25d	1	0.74mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	25d	1	0.76mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	0d	1	0.76mi
6612 Arid Way San Antonio, TX	4.0	2.0	1627	$1,895	$1.16	0d	1	0.80mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	45d	1	0.81mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	3d	48	0.81mi
6743 Arid Way San Antonio, TX	3.0	2.0	1910	$1,921	$1.01	45d	1	0.84mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	5d	1	0.84mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,475	$1.02	0d	1	0.88mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 2 events

1. 2026-05-04
   historical Active Option 834-char remark

   Show marketing remark (834 chars)

   Welcome to this well-maintained single-story home situated on a desirable corner lot. Offering 1,703 square feet, this 4-bedroom, 2-bathroom home features a functional open-concept layout ideal for everyday living and entertaining. The spacious eat-in kitchen includes granite countertops, a large island, ample cabinet storage, and a generously sized pantry. The open floor plan provides a seamless flow between the kitchen, dining, and living areas. The oversized backyard offers plenty of space for outdoor living, entertaining, or future improvements, and includes a storage shed for additional storage. The 2-car garage features epoxy-coated floors, providing a clean and finished look. Additional highlights include: corner lot, open floor plan, oversized yard, granite countertops, pantry, and move-in ready condition.

2. 2026-04-10
   listed $275,000 New 834-char remark

   Show marketing remark (834 chars)

   Welcome to this well-maintained single-story home situated on a desirable corner lot. Offering 1,703 square feet, this 4-bedroom, 2-bathroom home features a functional open-concept layout ideal for everyday living and entertaining. The spacious eat-in kitchen includes granite countertops, a large island, ample cabinet storage, and a generously sized pantry. The open floor plan provides a seamless flow between the kitchen, dining, and living areas. The oversized backyard offers plenty of space for outdoor living, entertaining, or future improvements, and includes a storage shed for additional storage. The 2-car garage features epoxy-coated floors, providing a clean and finished look. Additional highlights include: corner lot, open floor plan, oversized yard, granite countertops, pantry, and move-in ready condition.

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$2,696/yr (+$225/mo · 115.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,135
• − Mortgage interest: −$15,404
• − Property taxes: −$2,337
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$1,500
• − Depreciation: −$8,000
• Taxable loss: −$9,183
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-2,037/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

2 events — show timeline

• 2026-05-04 Contingent — LERA
• 2026-04-10 Listed $275,000 LERA

Property tax history

-10.2%/yr

Latest (2025): $2,337 · -61.0% YoY. Source: county tax records.