6607 Crown Rdg · San Antonio, TX 78239-1511

$147,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 11 Days on market

Built 1973 1,742 sqft lot Est $244k · 40% under $357/mo HOA · 22% 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
• Cash flow +7.5/30.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Charming 2 story town home - features open living area - 3 bedrooms and 2 1/2 baths. Satillo tile flooring throughout down stairs - breakfast bar in kitchen. Fenced in back yard with shed for additional storage space. Community amenities include park/playground, club house, pool and basketball court. Easy access to major highway - only minutes away from shopping/restaurants and entertainment. Set your showing time today.

Key facts

• Custom layout
• Peaceful retreat
• Scenic landscapes

Tags

• CUSTOM LAYOUT
• PEACEFUL RETREAT
• SCENIC LANDSCAPES

Property features AI

Finance

• Other: Community amenities include controlled access, pool, clubhouse, park/playground and BBQ/grill
• Financial info: Monthly HOA fee: $357; Association transfer fee: $75; Down payment assistance not available
• HOA & community: Mandatory HOA: Crownridge Homeowners Association, Inc.; Monthly HOA fee; HOA transfer fee

Exterior

• Utilities: Gas service: CPS; Electricity: CPS; Water: SAWS; Sewer: SAWS; City garbage service
• Home design: Pre-owned property; Recent rehab; Subdivision: CROWNRIDGE
• Construction: Wood and stucco exterior; Slab foundation; Composition roof; Approximately 53 years old
• Exterior features: Privacy fence; Street paved with curbs, gutters and sidewalks; Fire hydrant within 500 ft.; Asphalt surfaces

Interior

• Kitchen: Eat-in kitchen; Stove/Range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on upper level with walk-in closet and full bath; Bedroom 2: 14 x 10; Bedroom 3: 11 x 11
• Flooring: Carpeting; Saltillo tile
• Bathrooms: 2 full bathrooms and 1 half bathroom; Primary bath with tub/shower combination
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Microwave; Stove/Range; Garbage disposal; Dishwasher; One living area; Living/dining room combination; Eat-in kitchen; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (21.8% below list).
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $115k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,934 (21.8% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $243,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6415 Ithaca	0.26mi	3/2.0	1,630 (-3%)	2mo	$221,000	$136	81
6422 Ithaca Fls	0.35mi	3/2.0	1,630 (-3%)	4mo	$214,900	$132	76
6035 Royal Breeze	0.18mi	3/2.0	1,846 (+10%)	2mo	$290,000	$157	73
6430 Ithaca Fls	0.35mi	3/2.0	1,520 (-10%)	1mo	$170,000	$112	67
5820 Archwood	0.54mi	3/2.0	1,620 (-4%)	2mo	$240,000	$148	67
5835 Royal Clb	0.45mi	3/2.0	1,561 (-7%)	1mo	$227,000	$145	66
10274 King Robert	0.39mi	3/2.0	1,522 (-9%)	3mo	$345,125	$227	64
10275 King Robert	0.37mi	3/2.0	1,929 (+15%)	1mo	$358,990	$186	57
6611 Wood Bench	0.71mi	3/2.0	1,586 (-6%)	2mo	$242,000	$153	56
9834 Dull Knife	0.68mi	3/2.0	1,496 (-11%)	3mo	$199,000	$133	48
6581 Fox Run	0.44mi	4/2.0 (+1)	1,920 (+14%)	4mo	$220,000	$115	47
5703 Cardinal Fls	0.73mi	3/2.0	1,438 (-14%)	1mo	$198,000	$138	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.16×
• Total profit: $6,460
• Equity at exit: $66,098

10-year hold

• IRR: 6.3%
• Equity multiple: 1.96×
• Total profit: $39,651
• Equity at exit: $101,864

Cash invested: $41,160 (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 78239-1511

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$771
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$61
• HOA: −$357
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-182

Break-even live

Break-even rent $1,878

Max offer price $114,934

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-140	+0% $-182	+5% $-223	+10% $-265
Rent	-10% $-312	-5% $-247	+0% $-182	+5% $-116	+10% $-51
Rate	-1.0pp $-107	-0.5pp $-144	base $-182	+0.5pp $-220	+1.0pp $-258

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10958 Crown Park San Antonio, TX	3.0	2.5	1750	$1,500	$0.86	11d	1	0.13mi
9426 Apple Ridge Ln Unit 603 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	8d	1	0.24mi
6503 Ithaca Frst San Antonio, TX	3.0	2.0	1630	$1,695	$1.04	44d	1	0.28mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	21d	1	0.31mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	8d	1	0.31mi
6427 Ithaca Fls San Antonio, TX	3.0	2.0	1315	$1,595	$1.21	8d	1	0.33mi
6427 Ithaca Fls San Antonio, TX	3.0	2.0	1314	$1,595	$1.21	24d	1	0.33mi
6527 Ithaca Fls San Antonio, TX	3.0	2.5	1528	$1,850	$1.21	5d	1	0.34mi
6406 Ithaca Fls San Antonio, TX	3.0	2.5	1508	$1,500	$0.99	11d	1	0.35mi
5838 Royal Bnd San Antonio, TX	3.0	2.5	1908	$1,850	$0.97	11d	1	0.51mi
10306 Pinehurst Run San Antonio, TX	3.0	2.0	1271	$1,800	$1.42	8d	1	0.64mi
10503 Ludlow Ct San Antonio, TX	4.0	2.0	1690	$1,100	$0.65	5d	1	0.71mi
7350 Walkers Loop Unit 1 Live Oak, TX	4.0	3.0	1938	$2,400	$1.24	18d	1	0.81mi
6607 Shadden Oaks San Antonio, TX	3.0	2.0	1525	$1,800	$1.18	24d	1	0.82mi
6722 Badger Pass Dr San Antonio, TX	4.0	2.0	2180	$1,795	$0.82	5d	1	0.85mi
9711 Arcade Rdg San Antonio, TX	3.0	2.0	1210	$1,299	$1.07	44d	1	0.90mi
11411 Crosswinds Way San Antonio, TX	3.0	1.0–2.0	944	$2,101	$2.22	3d	20	0.91mi
12010 Sailing Away St San Antonio, TX	3.0	2.0	1906	$1,875	$0.98	2d	1	0.92mi
7733 Forest Strm Live Oak, TX	3.0	2.0	2041	$1,975	$0.97	14d	1	1.00mi
9410 Fulwood Trl San Antonio, TX	3.0	2.0	1210	$1,425	$1.18	22d	1	1.04mi
12315 Constitution St San Antonio, TX	3.0	2.0	1398	$1,675	$1.20	24d	1	1.05mi
12315 Constitution St San Antonio, TX	3.0	2.0	1450	$1,675	$1.16	44d	1	1.05mi
9839 Logans Ridge Dr Converse, TX	4.0	2.5	1988	$1,695	$0.85	5d	1	1.07mi
19 Bedford Bay San Antonio, TX	3.0	3.0	1721	$2,129	$1.24	24d	1	1.08mi
19 Bedford Bay San Antonio, TX	3.0	2.5	1721	$1,749	$1.02	2d	1	1.08mi
34 Basin Elm San Antonio, TX	3.0	2.5	1627	$1,600	$0.98	24d	1	1.10mi
9806 Pebble Ridge Dr Converse, TX	3.0	3.0	2131	$1,850	$0.87	44d	1	1.11mi
9318 Bending Crst San Antonio, TX	4.0	2.5	1879	$1,700	$0.90	11d	1	1.12mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	5d	1	1.13mi
160 Booker Palm San Antonio, TX	3.0	2.5	1721	$1,610	$0.94	5d	1	1.13mi
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	5d	1	1.14mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	21d	1	1.14mi
12607 Judson Rd San Antonio, TX	1.0–3.0	1.0–2.0	1028	$1,444	$1.40	44d	1	1.14mi
12607 Judson Rd San Antonio, TX	1.0–3.0	1.0–2.0	1028	$1,444	$1.40	4d	23	1.14mi
18 Anchorage Bay San Antonio, TX	3.0	2.5	1585	$1,750	$1.10	22d	1	1.16mi
5801 Lake Champlain St San Antonio, TX	3.0	2.0	1288	$2,300	$1.79	24d	1	1.16mi
127 Booker Palm San Antonio, TX	3.0	2.5	1680	$1,600	$0.95	24d	1	1.18mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	3d	1	1.19mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	44d	1	1.19mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	44d	1	1.19mi

HOA detail

• Monthly dues: $357 · $4,284/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-15
   statusdays on market $147,000 Pending 11 DOM
2. 2026-06-13
   days on market $147,000 Active Option 10 DOM
3. 2026-06-13
   days on market $147,000 Active Option 9 DOM
4. 2026-06-09
   days on market $147,000 Active Option 6 DOM
5. 2026-06-08
   statusdays on market $147,000 Active Option 5 DOM
6. 2026-06-07
   days on market $147,000 New 4 DOM
7. 2026-06-04
   remarks 699-char remark
8. 2026-06-04
   listed $147,000 New 1 DOM

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $3,537 · $295/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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,783
• − Mortgage interest: −$8,234
• − Property taxes: −$3,537
• − Insurance: −$735
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$4,284
• − Depreciation: −$4,276
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-1,110/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+65.2% since first listed

8 events — show timeline

• 2026-06-03 Listed $147,000 LERA
• 2017-08-09 Sold (Public Records) — Public Records
• 2017-07-14 Sold (MLS) — LERA
• 2017-07-06 Pending — LERA
• 2017-07-03 Contingent — LERA
• 2017-06-16 Listed $89,000 LERA
• 2007-12-26 Sold (Public Records) — Public Records
• 1990-11-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,537 · -4.8% YoY. Source: county tax records.