Oakridge Plan · San Antonio, TX 78073

$193,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 418 Days on market

Good condition ↓ 8% since listing

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $193,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $185,043.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6 ($73/yr) — positive.
• To cash-flow at today's rent, offer at most $186k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (16.2% below list).
• Recommended offer: $163k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 324 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 418 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $162,639 (16.2% below list)

Questions for the listing agent

1. It's been on market 418 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $185,043
• List price: $193,999
• Delta: 4.84%
• 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
6046 Sliding Way	0.20mi	3/2.0	1,266 (0%)	6mo	$205,999	$163	86
6014 Sliding Way	0.20mi	3/2.0	1,266 (0%)	7mo	$194,999	$154	85
5934 Sliding Way	0.20mi	3/2.0	1,266 (0%)	8mo	$194,999	$154	84
5966 Sliding Way	0.20mi	3/2.0	1,266 (0%)	8mo	$198,999	$157	84
6043 Singing Trl	0.08mi	3/2.0	1,200 (-5%)	6mo	$182,999	$152	83
6039 Sliding Way	0.20mi	3/2.0	1,213 (-4%)	6mo	$195,999	$162	79
6007 Sliding Way	0.20mi	3/2.0	1,213 (-4%)	7mo	$188,999	$156	78
5943 Sliding Way	0.20mi	3/2.0	1,213 (-4%)	8mo	$195,999	$162	77
6018 Sliding Way	0.20mi	3/2.0	1,402 (+11%)	4mo	$185,999	$133	70
5958 Sliding Way	0.20mi	3/2.0	1,402 (+11%)	6mo	$194,999	$139	68
6038 Sliding Way	0.20mi	3/2.0	1,402 (+11%)	6mo	$198,499	$142	68
6002 Sliding Way	0.20mi	3/2.0	1,402 (+11%)	6mo	$190,999	$136	68

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.36×
• Total profit: $18,824
• Equity at exit: $79,078

10-year hold

• IRR: 9.5%
• Equity multiple: 2.38×
• Total profit: $71,433
• Equity at exit: $118,754

Cash invested: $51,812 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,776/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $6

Break-even live

Break-even rent $1,619

Max offer price $185,043

Occupancy floor 95%

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: $46,261
• Closing costs: $5,551
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6002 Sliding Way Von Ormy, TX	3.0	2.0	1402	$1,425	$1.02	23d	1	0.21mi
11815 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,750	$1.09	43d	1	0.23mi
11835 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,800	$1.12	43d	1	0.26mi
12955 Fischer Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	23d	1	1.21mi
13139 Watson Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1017	$1,617	$1.59	2d	1	1.36mi
4839 Legacy Pt Von Ormy, TX	4.0	2.0	1668	$1,795	$1.08	21d	1	1.39mi

Listing history 24 events

1. 2026-06-18
   days on market $193,999 Active 418 DOM
2. 2026-06-17
   days on market $193,999 Active 417 DOM
3. 2026-06-16
   days on market $193,999 Active 416 DOM
4. 2026-06-15
   days on market $193,999 Active 415 DOM
5. 2026-06-13
   days on market $193,999 Active 413 DOM
6. 2026-06-09
   days on market $193,999 Active 409 DOM
7. 2026-06-08
   days on market $193,999 Active 408 DOM
8. 2026-06-07
   days on market $193,999 Active 407 DOM
9. 2026-06-04
   days on market $193,999 Active 404 DOM
10. 2026-06-03
    days on market $193,999 Active 403 DOM
11. 2026-06-02
    days on market $193,999 Active 402 DOM
12. 2026-06-01
    days on market $193,999 Active 401 DOM
13. 2026-05-31
    days on market $193,999 Active 400 DOM
14. 2026-05-01
    price $193,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

15. 2026-03-24
    status Active 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

16. 2026-03-24
    price $189,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

17. 2026-02-14
    historical 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

18. 2025-12-12
    price $198,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

19. 2025-11-21
    price $196,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

20. 2025-11-19
    price $194,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

21. 2025-11-17
    price $196,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

22. 2025-11-16
    price $201,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

23. 2025-09-15
    price $204,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

24. 2025-03-19
    listed $209,999 Active 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

ⓘ 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: $19,517
• − Mortgage interest: −$10,365
• − Property taxes: −$2,776
• − Insurance: −$925
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,383
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $806/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-family home offers a good condition with a modern and well-maintained interior and exterior. It is ready for a fresh coat of paint and some interior updates to further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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
• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-7.6% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $193,999 Zillow
• 2026-03-24 Relisted — Zillow
• 2026-03-24 Price Changed $189,999 Zillow
• 2026-02-14 Delisted — Zillow
• 2025-12-12 Price Changed $198,999 Zillow
• 2025-11-21 Price Changed $196,999 Zillow
• 2025-11-19 Price Changed $194,999 Zillow
• 2025-11-17 Price Changed $196,999 Zillow
• 2025-11-16 Price Changed $201,999 Zillow
• 2025-09-15 Price Changed $204,999 Zillow
• 2025-03-19 Listed $209,999 Zillow