6100 Woodlake Pkwy #311 · San Antonio, TX 78244

$79,900

2 bd · 1.0 ba · 827 sqft · Condo public records · 59 Days on market

Built 1984 $350/mo HOA · 27% 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).

• Cash flow +21.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled interior condo featuring 2 bedrooms and 1 bathroom, offering an affordable and move-in ready option. Enjoy a cozy fireplace in the living area and a covered patio perfect for relaxing or entertaining. Conveniently located near Randolph Air Force Base with easy access to shopping, dining, and major roads. Great opportunity for first-time buyers or investors.

Key facts

• Remodeled interior
• Covered patio
• Cozy fireplace

Tags

• REMODELED INTERIOR
• COZY FIREPLACE
• COVERED PATIO
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Single-unit property (not multi-family)
• Financial info: Down payment resources not available
• HOA & community: Mandatory HOA with off-site management; HOA fee $350 monthly; Association transfer fee $250; HOA fee covers condo management

Exterior

• Parking: Detached parking
• Security: Controlled access
• Utilities: Appraisal District source for square footage
• Home design: Pre-owned property; Single-level unit; 1 level entry
• Construction: Approximately 42 years old
• Exterior features: Pool (community); Brick exterior; Controlled access

Interior

• Kitchen: Microwave oven; Stove/Range; Refrigerator; Dishwasher; 12 x 11 kitchen
• Bedrooms: Master bedroom with walk-in closet and full bath (15 x 11); Second bedroom (9 x 9)
• Flooring: Ceramic tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Microwave oven, Stove/Range, Refrigerator, Dishwasher; All window coverings remain; 1 living area; Living room fireplace
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodlake El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 655 students, 78% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.66×
• Total profit: $-7,664
• Equity at exit: $11,913

10-year hold

• IRR: -5.6%
• Equity multiple: 0.69×
• Total profit: $-6,869
• Equity at exit: $6,908

Cash invested: $22,372 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 193
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$419
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$33
• HOA: −$350
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $125

Break-even live

Break-even rent $1,157

Max offer price $79,900

Occupancy floor 86%

Sensitivity live

Price	-10% $170	-5% $147	+0% $125	+5% $102	+10% $80
Rent	-10% $21	-5% $73	+0% $125	+5% $177	+10% $229
Rate	-1.0pp $165	-0.5pp $145	base $125	+0.5pp $104	+1.0pp $83

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Woodlake Pkwy San Antonio, TX	1.0	1.0	910	$1,550	$1.70	45d	1	0.01mi
7018 Elmbank San Antonio, TX	2.0	1.0	1050	$1,200	$1.14	25d	1	0.25mi
7017 Silver Cyn Unit 7017-SC San Antonio, TX	2.0	1.0	1055	$1,100	$1.04	45d	1	0.27mi
7323 Golf Vista Blvd San Antonio, TX	2.0	2.0	1100	$1,200	$1.09	25d	1	0.32mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,914	$2.20	21d	10	0.34mi
5613 Lochmoor #2 San Antonio, TX	2.0	1.0	800	$1,050	$1.31	45d	1	0.34mi
5613 Lochmoor #2 San Antonio, TX	2.0	1.0	800	$1,050	$1.31	23d	1	0.34mi
5609 Lochmoor Unit 1 San Antonio, TX	2.0	1.0	800	$825	$1.03	45d	1	0.35mi
5607 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	0.35mi
5528 Lochmoor San Antonio, TX	2.0	2.0	987	$1,775	$1.80	4d	1	0.35mi
7363 Golf Vista Blvd San Antonio, TX	2.0	2.0	1050	$1,275	$1.21	45d	1	0.37mi
5507 Roanwood San Antonio, TX	3.0	2.0	950	$1,200	$1.26	0d	1	0.37mi
5529 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	0.37mi
5527 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	0.38mi
7027 Farm to Market Road 78 Unit 610 San Antonio, TX	1.0	1.0	587	$975	$1.66	0d	1	0.42mi
7027 Farm-To-Market Road 78 Unit 9204 San Antonio, TX	2.0	2.0	954	$1,780	$1.87	6d	1	0.42mi
7027 Farm to Market Road 78 Unit 710 San Antonio, TX	2.0	2.0	881	$1,115	$1.27	0d	1	0.42mi
7027 Farm to Market Road 78 Unit 14203 San Antonio, TX	2.0	1.0	881	$1,580	$1.79	4d	1	0.42mi
7027 Farm To Market RD San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,294	$1.49	0d	31	0.46mi
7554 Old Seguin Rd San Antonio, TX	1.0	1.0	700	$989	$1.41	45d	1	0.79mi
5415 N Foster Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,292	$1.34	0d	23	0.89mi
7114 Winding Shelf San Antonio, TX	1.0	1.0	527	$1,250	$2.37	6d	1	0.96mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	25d	1	0.98mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,060	$1.01	3d	1	0.99mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	12d	1	1.20mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	6d	1	1.21mi
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	6d	1	1.23mi
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	4d	1	1.27mi
4711 Gavlick Farm San Antonio, TX	3.0	1.0	975	$1,250	$1.28	45d	1	1.28mi
4807 Georges Farm San Antonio, TX	3.0	2.0	1008	$1,295	$1.28	45d	1	1.30mi
4839 Castle Strm San Antonio, TX	3.0	1.0	872	$1,300	$1.49	23d	1	1.38mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	3d	1	1.45mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	9d	1	1.45mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $79,900 Active 59 DOM
2. 2026-06-18
   days on market $79,900 Active 56 DOM
3. 2026-06-17
   days on market $79,900 Active 55 DOM
4. 2026-06-16
   days on market $79,900 Active 54 DOM
5. 2026-06-15
   days on market $79,900 Active 53 DOM
6. 2026-06-13
   statusdays on market $79,900 Active 51 DOM
7. 2026-06-09
   days on market $79,900 Price Change 47 DOM
8. 2026-06-08
   days on market $79,900 Price Change 46 DOM
9. 2026-06-07
   days on market $79,900 Price Change 45 DOM
10. 2026-06-04
    days on market $79,900 Price Change 42 DOM
11. 2026-06-03
    days on market $79,900 Price Change 41 DOM
12. 2026-06-02
    pricestatusdays on market $79,900 Price Change 40 DOM
13. 2026-06-01
    days on market $84,900 Active 39 DOM
14. 2026-05-31
    days on market $84,900 Active 38 DOM
15. 2026-04-23
    listed $84,900 New 369-char remark
16. 2026-03-25
    soldstatus
17. 2022-09-02
    soldstatus
18. 2014-02-19
    soldstatus
19. 2006-03-02
    soldstatus
20. 2006-02-24
    soldstatus 177-char remark
21. 2005-10-30
    listed $55,000 177-char remark
22. 2005-02-22
    soldstatus
23. 2005-02-22
    soldstatus
24. 2005-02-17
    soldstatus
25. 2004-10-14
    listed $54,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$125/yr (+$10/mo · 9.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,775
• − Mortgage interest: −$4,476
• − Property taxes: −$1,337
• − Insurance: −$400
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − HOA: −$4,200
• − Depreciation: −$2,324
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,375/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

+48.0% since first listed

16 events — show timeline

• 2026-06-02 Price Changed $79,900 LERA
• 2026-04-23 Listed $84,900 LERA
• 2026-03-25 Sold (Public Records) — Public Records
• 2026-03-11 Listing Removed — LERA
• 2026-01-11 Listed $104,950 LERA
• 2022-09-02 Sold (Public Records) — Public Records
• 2014-02-19 Sold (Public Records) — Public Records
• 2013-11-01 Listing Removed — LERA
• 2012-08-28 Listed $31,000 LERA
• 2006-03-02 Sold (Public Records) — Public Records
• 2006-02-24 Sold (MLS) — LERA
• 2005-10-30 Listed $55,000 LERA
• 2005-02-22 Sold (Public Records) — Public Records
• 2005-02-22 Sold (Public Records) — Public Records
• 2005-02-17 Sold (MLS) — LERA
• 2004-10-14 Listed $54,000 LERA

Property tax history

+9.6%/yr

Latest (2025): $1,337 · -3.2% YoY. Source: county tax records.