6511 Delgado Run · San Antonio, TX 78220

$188,600

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 48 Days on market

Built 2020 5,706 sqft lot $130/sqft · 18% below area Est $231k · 18% under $17/mo HOA · 1% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Discover your next chapter in the vibrant Rosillo Creek community! This charming 2020 Lennar Durbin single-story gem sparkles with 1,446 sq. ft. of sun-drenched, open-concept living-perfect for effortless entertaining and everyday joy. Featuring 3 generous bedrooms, 2 sleek baths, a private owner's suite with walk-in closet and spa-like bath, plus a chef-inspired kitchen flowing into the bright living area, this home wraps you in modern comfort and style. Nestled on a spacious lot with room to play or garden, it's just minutes from I-10, I-410, downtown San Antonio, and all the Alamo City excitement. Bursting with potential-this is San Antonio living at its brightest!

Key facts

• 5,706 sq ft lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (12.6% below list).
• Recommended offer: $141k (25.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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.
• 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,648/mo this rent would consume 47% 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 $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $140,651 (25.4% 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 48 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.17%
• DSCR: 0.73
• GRM: 9.5

CMA / ARV

• ARV (median comp): $230,969
• List price: $188,600
• Delta: -18.34%
• 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
202 Reuben Kemper	0.16mi	3/2.0	1,450 (0%)	2mo	$200,000	$138	91
402 River Run Way	0.37mi	3/2.0	1,411 (-3%)	1mo	$214,999	$152	78
410 River Run Way	0.38mi	3/2.0	1,402 (-3%)	1mo	$209,999	$150	76
442 River Run Way	0.41mi	3/2.0	1,402 (-3%)	2mo	$209,999	$150	74
458 River Run Way	0.43mi	3/2.0	1,402 (-3%)	2mo	$200,999	$143	73
443 River Run Way	0.45mi	3/2.0	1,402 (-3%)	1mo	$211,999	$151	73
526 Ambush Rdg	0.26mi	3/2.0	1,276 (-12%)	2mo	$209,000	$164	66
414 River Run Way	0.39mi	3/2.0	1,266 (-13%)	1mo	$194,999	$154	60
450 River Run Way	0.42mi	4/2.0 (+1)	1,575 (+9%)	2mo	$217,999	$138	60
418 River Run Way	0.39mi	4/2.0 (+1)	1,600 (+10%)	1mo	$225,999	$141	58
451 River Run Way	0.46mi	4/2.0 (+1)	1,600 (+10%)	2mo	$220,999	$138	55
527 River Run Way	0.56mi	4/2.0 (+1)	1,600 (+10%)	2mo	$211,999	$132	50

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $81,622
• Equity at exit: $169,906

10-year hold

• IRR: 17.1%
• Equity multiple: 5.68×
• Total profit: $247,017
• Equity at exit: $366,408

Cash invested: $52,808 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$989
• Tax from tax record: −$489 /mo · $5,867/yr
• Insurance: −$79
• HOA: −$17
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-271

Break-even live

Break-even rent $1,992

Max offer price $140,651

Occupancy floor —

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: $47,150
• Closing costs: $5,658
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Samuel Kemper San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	12d	1	0.10mi
242 Ambush Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	23d	1	0.13mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	17d	1	0.15mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	1d	1	0.15mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	23d	1	0.15mi
6410 Magee Run San Antonio, TX	3.0	2.0	1450	$1,715	$1.18	10d	1	0.16mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	23d	1	0.16mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,625	$1.12	43d	1	0.17mi
127 Expedition Way San Antonio, TX	2.0	1.0	950	$1,400	$1.47	23d	1	0.17mi
6406 Kemper Pl San Antonio, TX	3.0	2.0	1450	$1,499	$1.03	14d	1	0.24mi
6427 Kemper Pl San Antonio, TX	3.0	2.0	1266	$1,700	$1.34	17d	1	0.26mi
115 Katy Post San Antonio, TX	4.0	2.5	1725	$1,995	$1.16	23d	1	0.29mi
414 Retama Pass San Antonio, TX	3.0	2.5	1836	$1,800	$0.98	23d	1	0.32mi
518 Wild Olive Way San Antonio, TX	2.0	2.0	1472	$1,550	$1.05	21d	1	0.37mi
550 Retama Pass San Antonio, TX	3.0	2.0	1207	$1,750	$1.45	4d	1	0.38mi
535 Wild Olive Way San Antonio, TX	3.0	2.0	1570	$1,550	$0.99	4d	1	0.41mi
462 River Run Way San Antonio, TX	3.0	2.0	1411	$1,555	$1.10	23d	1	0.43mi
603 Wild Olive Way San Antonio, TX	3.0	2.0	1207	$1,600	$1.33	23d	1	0.43mi
627 Retama Pass San Antonio, TX	4.0	2.5	1776	$1,900	$1.07	23d	1	0.46mi
463 River Run Way San Antonio, TX	4.0	2.0	1600	$1,545	$0.97	21d	1	0.47mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	10d	1	0.53mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	20d	1	0.53mi
6110 Willow Point Blvd Unit NA San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	23d	1	0.53mi
6334 Willow Point Blvd San Antonio, TX	3.0	2.0	1497	$1,797	$1.20	23d	1	0.55mi
6102 Walnut Way San Antonio, TX	4.0	2.5	1611	$1,750	$1.09	43d	1	0.59mi
5847 Tree View St San Antonio, TX	3.0	2.0	1362	$1,900	$1.40	17d	1	0.88mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 3 events

1. 2026-04-08
   listed $205,000 New 678-char remark

   Show marketing remark (678 chars)

   Discover your next chapter in the vibrant Rosillo Creek community! This charming 2020 Lennar Durbin single-story gem sparkles with 1,446 sq. ft. of sun-drenched, open-concept living-perfect for effortless entertaining and everyday joy. Featuring 3 generous bedrooms, 2 sleek baths, a private owner's suite with walk-in closet and spa-like bath, plus a chef-inspired kitchen flowing into the bright living area, this home wraps you in modern comfort and style. Nestled on a spacious lot with room to play or garden, it's just minutes from I-10, I-410, downtown San Antonio, and all the Alamo City excitement. Bursting with potential-this is San Antonio living at its brightest!

2. 2020-10-19
   soldstatus Sold 404-char remark

   Show marketing remark (404 chars)

   The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming home. Estimated availability Sept 2020!

3. 2020-07-03
   listed $195,499 New 404-char remark

   Show marketing remark (404 chars)

   The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming home. Estimated availability Sept 2020!

ⓘ 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: $5,867 · $489/mo
• Projected year-2 tax: $5,867 · $489/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 · 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: $19,779
• − Mortgage interest: −$10,565
• − Property taxes: −$5,867
• − Insurance: −$943
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − HOA: −$204
• − Depreciation: −$5,487
• Taxable loss: −$6,451
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $-1,709/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

+4.9% since first listed

3 events — show timeline

• 2026-04-08 Listed $205,000 LERA
• 2020-10-19 Sold (MLS) — LERA
• 2020-07-03 Listed $195,499 LERA

Property tax history

+52.8%/yr

Latest (2025): $5,867 · -0.8% YoY. Source: county tax records.