5806 Tree Vw · San Antonio, TX 78220

$175,000

3 bd · 2.0 ba · 1,143 sqft · SingleFamily public records · 383 Days on market

Built 1977 7,579 sqft lot $153/sqft · 15% below area Est $206k · 15% under ↓ 12% since listing

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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).

• Cash flow +14.9/30.0
• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

Key facts

• No carpet
• Updated tile and tub
• Updated floors

Tags

• UPDATED FLOORS
• NO CARPET
• UPDATED BATHROOM VANITIES
• UPDATED TILE AND TUB
• GRANITE COUNTERTOPS
• FAUX WOOD BLINDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $50 ($605/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (5.3% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 113 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,658/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 705% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 383 days — a 12% lower offer ($154k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 383 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $205,809
• List price: $175,000
• Delta: -14.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5943 Tree Vw	0.25mi	3/2.0	1,200 (+5%)	2mo	$134,900	$112	78

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

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.93×
• Total profit: $94,553
• Equity at exit: $157,654

10-year hold

• IRR: 20.9%
• Equity multiple: 6.48×
• Total profit: $268,668
• Equity at exit: $339,987

Cash invested: $49,000 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$918
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $50

Break-even live

Break-even rent $1,594

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5847 Tree View St San Antonio, TX	3.0	2.0	1362	$1,900	$1.40	17d	1	0.15mi
127 Expedition Way San Antonio, TX	2.0	1.0	950	$1,400	$1.47	23d	1	0.87mi
462 River Run Way San Antonio, TX	3.0	2.0	1411	$1,555	$1.10	23d	1	0.87mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	0.89mi
242 Ambush Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	23d	1	0.94mi
134 Samuel Kemper San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	12d	1	0.95mi
6410 Magee Run San Antonio, TX	3.0	2.0	1450	$1,715	$1.18	10d	1	0.98mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	23d	1	1.00mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	1d	1	1.00mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	17d	1	1.00mi
518 Wild Olive Way San Antonio, TX	2.0	2.0	1472	$1,550	$1.05	21d	1	1.05mi
603 Wild Olive Way San Antonio, TX	3.0	2.0	1207	$1,600	$1.33	23d	1	1.07mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	23d	1	1.09mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,625	$1.12	43d	1	1.09mi
6406 Kemper Pl San Antonio, TX	3.0	2.0	1450	$1,499	$1.03	14d	1	1.11mi
550 Retama Pass San Antonio, TX	3.0	2.0	1207	$1,750	$1.45	4d	1	1.13mi
6427 Kemper Pl San Antonio, TX	3.0	2.0	1266	$1,700	$1.34	17d	1	1.16mi
6334 Willow Point Blvd San Antonio, TX	3.0	2.0	1497	$1,797	$1.20	23d	1	1.24mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	2d	1	1.34mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	23d	1	1.47mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	23d	1	1.47mi

Listing history 17 events

1. 2026-06-04
   status $175,000 Pending 383 DOM
2. 2026-06-03
   days on market $175,000 Active Option 383 DOM
3. 2026-06-02
   days on market $175,000 Active Option 382 DOM
4. 2026-06-01
   days on market $175,000 Active Option 381 DOM
5. 2026-05-31
   days on market $175,000 Active Option 380 DOM
6. 2026-05-08
   historical Active Option 450-char remark

   Show marketing remark (450 chars)

   Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

7. 2026-04-17
   price $175,000 450-char remark

   Show marketing remark (450 chars)

   Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

8. 2026-03-23
   price $179,000 450-char remark

   Show marketing remark (450 chars)

   Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

9. 2026-03-12
   price $181,000 450-char remark

   Show marketing remark (450 chars)

   Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

10. 2026-02-16
    price $185,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

11. 2026-02-01
    price $187,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

12. 2025-09-02
    price $189,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

13. 2025-08-19
    price $191,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

14. 2025-08-04
    price $193,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

15. 2025-07-20
    price $195,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

16. 2025-07-06
    price $197,000 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

17. 2025-05-16
    listed $199,000 New 450-char remark

    Show marketing remark (450 chars)

    Royal View community just off IH-10. Updated floors throughout, No Carpet, Updated Bathroom vanities, Updated tile and tub in secondary bathroom. NEW HOT WATER HEATER June 2025. Expansive 2 car garage, Granite countertops in the kitchen. Faux wood blinds and fans in all rooms. Convenient to I-10, Loop 410, and Highway 87, making commuting a breeze. Shopping is a short drive away. Don't miss out on the opportunity to make this property your home.

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,892
• − Mortgage interest: −$9,803
• − Property taxes: −$3,223
• − Insurance: −$875
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,091
• Taxable loss: −$2,282
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,152/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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 (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-12.1% since first listed

12 events — show timeline

• 2026-05-08 Contingent — LERA
• 2026-04-17 Price Changed $175,000 LERA
• 2026-03-23 Price Changed $179,000 LERA
• 2026-03-12 Price Changed $181,000 LERA
• 2026-02-16 Price Changed $185,000 LERA
• 2026-02-01 Price Changed $187,000 LERA
• 2025-09-02 Price Changed $189,000 LERA
• 2025-08-19 Price Changed $191,000 LERA
• 2025-08-04 Price Changed $193,000 LERA
• 2025-07-20 Price Changed $195,000 LERA
• 2025-07-06 Price Changed $197,000 LERA
• 2025-05-16 Listed $199,000 LERA

Property tax history

+7.6%/yr

Latest (2025): $3,223 · +10.0% YoY. Source: county tax records.