6618 Coquina Cv · San Antonio, TX 78112

$131,999

3 bd · 2.0 ba · 1,692 sqft · Townhouse · 61 Days on market

Built 2026 Excellent condition 4,791 sqft lot $78/sqft · 26% below area Est $178k · 26% under $106/mo HOA · 6% of rent ↓ 14% since listing

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.7/10.0
• Appreciation +4.9/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $132k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $124k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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.
• Zoned schools: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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

• In year one you build about $694 of equity ($912 loan paydown + $-218 appreciation (-0.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $124,079 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.27% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,999
• List price: $131,999
• Delta: -25.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.41×
• Total profit: $15,018
• Equity at exit: $37,242

10-year hold

• IRR: 13.8%
• Equity multiple: 2.49×
• Total profit: $55,127
• Equity at exit: $43,908

Cash invested: $36,960 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$106
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $311

Break-even live

Break-even rent $1,289

Max offer price $131,999

Occupancy floor 77%

Sensitivity live

Price	-10% $402	-5% $357	+0% $311	+5% $265	+10% $220
Rent	-10% $178	-5% $245	+0% $311	+5% $378	+10% $444
Rate	-1.0pp $378	-0.5pp $345	base $311	+0.5pp $277	+1.0pp $242

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	14d	1	0.30mi
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,750	$0.90	6d	1	0.31mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	11d	1	0.33mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	0d	1	0.34mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	0d	1	1.01mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	16d	1	1.01mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	0d	1	1.12mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	0d	1	1.15mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 15 events

1. 2026-06-21
   days on market $131,999 Active 61 DOM
2. 2026-06-18
   days on market $131,999 Active 58 DOM
3. 2026-06-17
   days on market $131,999 Active 57 DOM
4. 2026-06-16
   days on market $131,999 Active 56 DOM
5. 2026-06-15
   statusdays on market $131,999 Active 55 DOM
6. 2026-06-13
   days on market $131,999 Price Change 53 DOM
7. 2026-06-09
   days on market $131,999 Price Change 49 DOM
8. 2026-06-08
   days on market $131,999 Price Change 48 DOM
9. 2026-06-07
   pricestatusdays on market $131,999 Price Change 47 DOM
10. 2026-06-04
    pricestatusdays on market $151,999 Back on Market 44 DOM
11. 2026-05-31
    status $131,999 Pending 43 DOM
12. 2026-05-18
    price $134,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

13. 2026-05-17
    listed $154,999 Active 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

14. 2026-04-30
    price $154,999 531-char remark

    Show marketing remark (531 chars)

    The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

15. 2026-04-17
    listed $156,999 New 531-char remark

    Show marketing remark (531 chars)

    The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,191
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − HOA: −$1,272
• − Depreciation: −$3,840
• Taxable income: $1,815
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,297/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with a good condition exterior, interior, and systems. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and value of the home.
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and value.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers/renters.
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can increase the home's value and appeal to potential buyers/renters.
• Both Upgrading the flooring — Upgrading the flooring can increase the home's value and appeal to potential buyers/renters.
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can increase the home's value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and value of the home. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and value. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can increase the home's value and appeal to potential buyers/renters. ↑
• Both Upgrading the flooring — Upgrading the flooring can increase the home's value and appeal to potential buyers/renters. ↑
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can increase the home's value and appeal to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 1,806,925
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% Tagalog/Filipino 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: ▼ -0.17%
• Current HPI: 276.3302
• Rent YoY: —
• Metro: —
• 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

-14.0% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $134,999 Zillow
• 2026-05-17 Listed $154,999 Zillow
• 2026-04-30 Price Changed $154,999 LERA
• 2026-04-17 Listed $156,999 LERA