6751 Crown Rdg · San Antonio, TX 78239

$125,000

3 bd · 2.5 ba · 1,680 sqft · Townhouse public records · 91 Days on market

Built 1973 1,698 sqft lot $74/sqft · 25% below area Est $167k · 25% under $333/mo HOA · 20% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3BR/2.5BA townhouse in the gated community of Crown Ridge offering 1,680 sqft of well designed living space. All bedrooms are located upstairs, with the main level featuring a spacious kitchen, living room, two dining areas, and a down stairs laundry for added convenience. Hoa includes high speed internet and cable provided by Spectrum. Community amenities include a pool, fitness center, park, and clubhouse. This property offers comfort, convenience, and community all in one place.

Key facts

• Gated community
• Down stairs laundry
• Fitness center

Tags

• GATED COMMUNITY
• SPACIOUS KITCHEN
• DOWN STAIRS LAUNDRY
• COMMUNITY AMENITIES
• POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $-32 ($-383/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: schools C-, crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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

• It's been on market 91 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% 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 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.34% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 6.2

CMA / ARV

• ARV (median comp): $166,685
• List price: $125,000
• Delta: -25.01%
• 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
10819 S Crownview	0.12mi	3/2.5	1,750 (+4%)	4mo	$155,900	$89	85
6739 Crown Rdg #6739	0.01mi	3/2.5	1,820 (+8%)	6mo	$155,000	$85	81
6750 Crown Rdg	0.03mi	2/2.0 (-1)	1,544 (-8%)	1mo	$169,900	$110	77
6655 Crown Rdg	0.08mi	3/2.5	1,820 (+8%)	6mo	$149,900	$82	77
5800 Royal Bnd	0.57mi	3/2.0	1,680 (0%)	7mo	$224,900	$134	66
6631 Crown Rdg	0.11mi	2/2.0 (-1)	1,576 (-6%)	15mo	$125,000	$79	65
5854 Royal Rdg	0.54mi	3/2.0	1,617 (-4%)	16mo	$269,900	$167	53
10309 Grand Cir	0.63mi	3/2.0	1,765 (+5%)	21mo	$259,900	$147	43
5803 Royal Bnd	0.54mi	3/2.0	1,530 (-9%)	24mo	$257,800	$168	38
10105 Grand Park Dr	0.60mi	2/2.0 (-1)	1,554 (-8%)	21mo	$225,000	$145	35
10310 Grand Club Dr	0.65mi	2/2.0 (-1)	1,476 (-12%)	12mo	$225,000	$152	32
10304 Grand Cir	0.63mi	2/2.0 (-1)	1,445 (-14%)	13mo	$220,000	$152	30

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: -23.3%
• Equity multiple: 0.23×
• Total profit: $-26,874
• Equity at exit: $18,638

10-year hold

• IRR: -41.6%
• Equity multiple: -0.25×
• Total profit: $-43,674
• Equity at exit: $10,808

Cash invested: $35,000 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$656
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$52
• HOA: −$333
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-32

Break-even live

Break-even rent $1,717

Max offer price $119,361

Occupancy floor 97%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9426 Apple Ridge Ln Unit 603 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	7d	1	0.10mi
10958 Crown Park San Antonio, TX	3.0	2.5	1750	$1,500	$0.86	11d	1	0.13mi
6503 Ithaca Frst San Antonio, TX	3.0	2.0	1630	$1,695	$1.04	43d	1	0.42mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	20d	1	0.46mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	7d	1	0.46mi
6427 Ithaca Fls San Antonio, TX	3.0	2.0	1315	$1,595	$1.21	7d	1	0.47mi
6427 Ithaca Fls San Antonio, TX	3.0	2.0	1314	$1,595	$1.21	24d	1	0.47mi
6527 Ithaca Fls San Antonio, TX	3.0	2.5	1528	$1,850	$1.21	4d	1	0.47mi
6406 Ithaca Fls San Antonio, TX	3.0	2.5	1508	$1,500	$0.99	11d	1	0.50mi
5838 Royal Bnd San Antonio, TX	3.0	2.5	1908	$1,850	$0.97	11d	1	0.54mi
10306 Pinehurst Run San Antonio, TX	3.0	2.0	1271	$1,800	$1.42	7d	1	0.68mi
10503 Ludlow Ct San Antonio, TX	4.0	2.0	1690	$1,100	$0.65	4d	1	0.73mi
11411 Crosswinds Way San Antonio, TX	3.0	1.0–2.0	944	$2,101	$2.22	3d	20	0.80mi
12010 Sailing Away St San Antonio, TX	3.0	2.0	1906	$1,875	$0.98	2d	1	0.86mi
7350 Walkers Loop Unit 1 Live Oak, TX	4.0	3.0	1938	$2,400	$1.24	17d	1	0.89mi
12315 Constitution St San Antonio, TX	3.0	2.0	1398	$1,675	$1.20	24d	1	0.90mi
12315 Constitution St San Antonio, TX	3.0	2.0	1450	$1,675	$1.16	43d	1	0.90mi
6607 Shadden Oaks San Antonio, TX	3.0	2.0	1525	$1,800	$1.18	24d	1	0.93mi
6722 Badger Pass Dr San Antonio, TX	4.0	2.0	2180	$1,795	$0.82	4d	1	1.00mi
5801 Lake Champlain St San Antonio, TX	3.0	2.0	1288	$2,300	$1.79	24d	1	1.02mi
7733 Forest Strm Live Oak, TX	3.0	2.0	2041	$1,975	$0.97	14d	1	1.02mi
12607 Judson Rd San Antonio, TX	1.0–3.0	1.0–2.0	1028	$1,444	$1.40	43d	1	1.04mi
12607 Judson Rd San Antonio, TX	1.0–3.0	1.0–2.0	1028	$1,444	$1.40	3d	23	1.04mi
9711 Arcade Rdg San Antonio, TX	3.0	2.0	1210	$1,299	$1.07	43d	1	1.05mi
6011 Little Brandywine Crk San Antonio, TX	3.0	2.0	1314	$1,595	$1.21	4d	1	1.10mi
19 Bedford Bay San Antonio, TX	3.0	2.5	1721	$1,749	$1.02	2d	1	1.11mi
19 Bedford Bay San Antonio, TX	3.0	3.0	1721	$2,129	$1.24	24d	1	1.11mi
34 Basin Elm San Antonio, TX	3.0	2.5	1627	$1,600	$0.98	24d	1	1.13mi
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	4d	1	1.14mi
12423 Cannonade St San Antonio, TX	3.0	2.0	1330	$1,560	$1.17	4d	1	1.15mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	4d	1	1.16mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	20d	1	1.17mi
160 Booker Palm San Antonio, TX	3.0	2.5	1721	$1,610	$0.94	4d	1	1.17mi
9410 Fulwood Trl San Antonio, TX	3.0	2.0	1210	$1,425	$1.18	22d	1	1.19mi
18 Anchorage Bay San Antonio, TX	3.0	2.5	1585	$1,750	$1.10	22d	1	1.19mi
9839 Logans Ridge Dr Converse, TX	4.0	2.5	1988	$1,695	$0.85	4d	1	1.20mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	43d	1	1.22mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	43d	1	1.22mi
9934 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,538	$1.26	3d	2	1.22mi
9806 Pebble Ridge Dr Converse, TX	3.0	3.0	2131	$1,850	$0.87	43d	1	1.22mi

HOA detail

• Monthly dues: $333 · $3,996/yr
• Likely covers: internetcablepoolgymsecurity

Listing history 2 events

1. 2026-02-27
   listed $125,000 New 500-char remark

   Show marketing remark (500 chars)

   Beautiful 3BR/2.5BA townhouse in the gated community of Crown Ridge offering 1,680 sqft of well designed living space. All bedrooms are located upstairs, with the main level featuring a spacious kitchen, living room, two dining areas, and a down stairs laundry for added convenience. Hoa includes high speed internet and cable provided by Spectrum. Community amenities include a pool, fitness center, park, and clubhouse. This property offers comfort, convenience, and community all in one place.

2. 2001-06-06
   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: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 18 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: $20,118
• − Mortgage interest: −$7,002
• − Property taxes: −$3,789
• − Insurance: −$625
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$3,996
• − Depreciation: −$3,636
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $133/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

• 2026-02-27 Listed $125,000 LERA
• 2001-06-06 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,789 · -0.8% YoY. Source: county tax records.