6836 Chert Chase · Elmendorf, TX 78223

$139,999

4 bd · 2.0 ba · 1,375 sqft · SingleFamily · 243 Days on market

Built 2026 Excellent condition 4,791 sqft lot $102/sqft · 5% below area Est $148k · 5% under $106/mo HOA · 7% of rent ↓ 4% 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 +19.5/30.0
• ARV discount +9.8/15.0
• DSCR +6.2/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Denley - 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 the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

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

Tags

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.6% in Elmendorf — 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 58/100 on livability (#1,189 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,640
• List price: $139,999
• Delta: -5.18%
• 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
6816 Chert Chase	0.00mi	4/2.0	1,375 (0%)	1mo	$158,999	$116	99
6832 Chert Chase	0.00mi	4/2.0	1,375 (0%)	1mo	$165,999	$121	99
15107 Azzurro Stone	0.00mi	3/2.0 (-1)	1,354 (-2%)	1mo	$159,999	$118	91
6722 Marble Rdg	0.00mi	3/2.5 (-1)	1,360 (-1%)	1mo	$141,999	$104	91
6747 Pumice Pl	0.00mi	3/2.5 (-1)	1,360 (-1%)	1mo	$159,999	$118	90
6734 Marble Rdg	0.00mi	3/2.5 (-1)	1,360 (-1%)	1mo	$143,999	$106	90
14837 Mudstone Pl	0.00mi	4/2.0	1,483 (+8%)	2mo	$178,999	$121	86
6726 Marble Rdg	0.00mi	4/2.5	1,535 (+12%)	1mo	$149,999	$98	78
6763 Pumice Pl	0.00mi	4/2.5	1,535 (+12%)	1mo	$153,999	$100	78
6743 Pumice Pl	0.00mi	4/2.5	1,535 (+12%)	2mo	$160,999	$105	77
6755 Pumice Pl	0.00mi	4/2.5	1,535 (+12%)	2mo	$155,999	$102	77
6840 Chert Chase	0.00mi	3/2.0 (-1)	1,192 (-13%)	1mo	$134,999	$113	72

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-17,089
• Equity at exit: $20,874

10-year hold

• IRR: -9.3%
• Equity multiple: 0.51×
• Total profit: $-19,202
• Equity at exit: $12,105

Cash invested: $39,200 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$106
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $158

Break-even live

Break-even rent $1,359

Max offer price $139,999

Occupancy floor 85%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14613 Mudstone PL Elmendorf, TX	4.0	2.5	1692	$1,625	$0.96	44d	1	0.03mi
6730 Rosemary Rdg Elmendorf, TX	3.0	2.5	1189	$1,295	$1.09	44d	1	0.03mi
6718 Rosemary Rdg Elmendorf, TX	3.0	2.5	1189	$1,295	$1.09	44d	1	0.03mi
14609 Mudstone PL Elmendorf, TX	4.0	2.0	1483	$1,395	$0.94	3d	1	0.03mi
6734 Pumice PL Elmendorf, TX	4.0	2.5	1535	$1,395	$0.91	12d	1	0.03mi
6734 Pumice PL Elmendorf, TX	4.0	3.0	1535	$1,395	$0.91	10d	1	0.03mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 17 events

1. 2026-06-18
   days on market $139,999 Active 243 DOM
2. 2026-06-17
   days on market $139,999 Active 242 DOM
3. 2026-06-16
   days on market $139,999 Active 241 DOM
4. 2026-06-15
   statusdays on market $139,999 Active 240 DOM
5. 2026-06-13
   days on market $139,999 Price Change 238 DOM
6. 2026-06-09
   days on market $139,999 Price Change 234 DOM
7. 2026-06-08
   days on market $139,999 Price Change 233 DOM
8. 2026-06-07
   days on market $139,999 Price Change 232 DOM
9. 2026-06-04
   pricedays on market $139,999 Price Change 229 DOM
10. 2026-06-03
    days on market $140,999 Price Change 228 DOM
11. 2026-06-02
    days on market $140,999 Price Change 227 DOM
12. 2026-06-02
    pricestatus $140,999 Price Change 226 DOM
13. 2026-06-01
    days on market $160,999 Active 226 DOM
14. 2026-05-31
    statusdays on market $160,999 Active 225 DOM
15. 2026-04-30
    price $163,999 455-char remark

    Show marketing remark (455 chars)

    The Denley - 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 the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

16. 2026-04-17
    price $165,999 455-char remark

    Show marketing remark (455 chars)

    The Denley - 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 the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2025-10-18
    listed $170,999 New 455-char remark

    Show marketing remark (455 chars)

    The Denley - 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 the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home. Prices and features may vary and are subject to change. 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: $18,710
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − HOA: −$1,272
• − Depreciation: −$4,073
• Taxable loss: −$271
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,964/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 · 5 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a spacious open floorplan and a well-maintained exterior, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

ⓘ 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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Elmendorf

• Score: 58/100
• State rank: #1189
• US rank: #20804

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-4.1% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $163,999 LERA
• 2026-04-17 Price Changed $165,999 LERA
• 2025-10-18 Listed $170,999 LERA