6615 Lake Clf · San Antonio, TX 78244

$137,000

4 bd · 2.0 ba · 1,449 sqft · SingleFamily public records · 20 Days on market

Built 1974 8,363 sqft lot Est $193k · 29% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.3/10.0
• 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

Charming ranch-style home on a spacious corner lot in the established Woodlake neighborhood! This property offers curb appeal and functionality with a two-car carport and a gated front porch with deck! Inside, you'll find vaulted ceilings in the living room, warm wood flooring, and an entertaining bar area. The home features both a formal dining room and an eat-in breakfast area, offering flexibility for everyday living and hosting. The kitchen stands out with granite countertops, designer backsplash, and stainless steel appliances. Built-in storage and shelving in the guest bedrooms add character and practical organization. A formal utility room on the main level for convenience. The par

Key facts

• Formal dining room
• Gated front porch
• Granite countertops

Tags

• CORNER LOT
• GATED FRONT PORCH
• ENTERTAINING BAR AREA
• FORMAL DINING ROOM
• EAT-IN BREAKFAST AREA
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $137k).
• Recommended offer: $135k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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); 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 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $947 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $134,945 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $192,717
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6739 Fairlake St	0.14mi	3/2.0 (-1)	1,436 (-1%)	4mo	$155,000	$108	84
6719 Fair Lk	0.08mi	4/2.0	1,621 (+12%)	3mo	$215,000	$133	74
4738 Georges Farm	0.53mi	3/2.0 (-1)	1,471 (+2%)	1mo	$199,500	$136	67
6814 Quail Lk	0.43mi	3/2.5 (-1)	1,502 (+4%)	1mo	$205,000	$136	66
5815 Rolling Gln	0.52mi	3/2.0 (-1)	1,510 (+4%)	2mo	$242,000	$160	62
6011 Meadow Sunrise Dr	0.61mi	3/2.0 (-1)	1,521 (+5%)	1mo	$150,000	$99	57
4141 Sunrise Cove Dr	0.68mi	3/2.5 (-1)	1,478 (+2%)	3mo	$125,000	$85	56
6914 Trail Lk	0.45mi	3/2.0 (-1)	1,232 (-15%)	1mo	$159,000	$129	48
5123 Pine Lk	0.58mi	3/2.0 (-1)	1,626 (+12%)	1mo	$202,000	$124	47
4706 Juniper Farm	0.55mi	3/2.0 (-1)	1,636 (+13%)	4mo	$223,500	$137	45
6617 Richland Pl	0.57mi	3/2.0 (-1)	1,653 (+14%)	2mo	$232,500	$141	43
6106 Lauras Farm	0.65mi	3/2.0 (-1)	1,636 (+13%)	2mo	$213,000	$130	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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.72×
• Total profit: $-10,746
• Equity at exit: $20,427

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,164
• Equity at exit: $11,845

Cash invested: $38,360 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$718
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $237

Break-even live

Break-even rent $1,396

Max offer price $137,000

Occupancy floor 81%

Sensitivity live

Price	-10% $314	-5% $276	+0% $237	+5% $198	+10% $159
Rent	-10% $103	-5% $170	+0% $237	+5% $304	+10% $371
Rate	-1.0pp $306	-0.5pp $272	base $237	+0.5pp $201	+1.0pp $165

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6718 Cypress Lake Dr San Antonio, TX	5.0	2.5	1842	$1,900	$1.03	15d	1	0.13mi
5607 Lakebend West Dr San Antonio, TX	3.0	2.0	1210	$1,249	$1.03	44d	1	0.17mi
5419 Lake Grove Dr San Antonio, TX	3.0	2.0	1154	$2,000	$1.73	44d	1	0.23mi
5419 Lake Grove Dr Unit 5419 San Antonio, TX	3.0	2.0	1154	$2,000	$1.73	25d	1	0.23mi
5419 Lake Grove Dr San Antonio, TX	3.0	2.0	1154	$2,000	$1.73	5d	1	0.23mi
6838 Blue Lake Dr San Antonio, TX	4.0	2.0	1818	$1,550	$0.85	25d	1	0.30mi
4803 Highland Farm San Antonio, TX	3.0	2.0	1428	$880	$0.62	21d	1	0.34mi
6842 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	44d	1	0.34mi
7027 Farm To Market RD San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,599	$1.84	2d	29	0.37mi
6870 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	25d	1	0.37mi
6934 Lakeview Dr #101 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	3d	1	0.46mi
6942 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,300	$0.98	4d	1	0.47mi
4727 Gavlick Farm San Antonio, TX	3.0	2.0	1189	$1,425	$1.20	44d	1	0.48mi
6950 Lakeview Dr Unit 102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	3d	1	0.49mi
6929 Trail Lk San Antonio, TX	3.0	2.0	1264	$1,550	$1.23	44d	1	0.49mi
4711 Gavlick Farm San Antonio, TX	3.0	1.0	975	$1,250	$1.28	44d	1	0.51mi
4807 Georges Farm San Antonio, TX	3.0	2.0	1008	$1,295	$1.28	44d	1	0.52mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	44d	1	0.53mi
5911 Rolling Gln San Antonio, TX	3.0	2.0	1512	$1,600	$1.06	25d	1	0.54mi
7031 Atherton San Antonio, TX	3.0	2.5	1501	$1,790	$1.19	18d	1	0.55mi
7014 Lakeview Dr Unit 102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	25d	1	0.55mi
5223 Fawn Lk San Antonio, TX	3.0	3.0	1831	$1,750	$0.96	4d	1	0.57mi
6222 Fieldrun San Antonio, TX	3.0	2.5	1831	$2,000	$1.09	25d	1	0.59mi
7030 Lakeview Dr #102 San Antonio, TX	3.0	2.5	1324	$1,295	$0.98	44d	1	0.59mi
7034 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	44d	1	0.60mi
6231 Antares San Antonio, TX	3.0	2.5	1822	$1,750	$0.96	17d	1	0.60mi
6015 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	44d	1	0.60mi
6011 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	44d	1	0.60mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	44d	1	0.61mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	15d	1	0.61mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	21d	1	0.63mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	44d	1	0.63mi
6734 Summer Fest Dr Unit 128 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.64mi
6026 Bluestem Way San Antonio, TX	3.0	2.0	1510	$1,697	$1.12	5d	1	0.64mi
7010 Donovan Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	5d	1	0.65mi
5990 Catalina Sunrise Dr San Antonio, TX	4.0	3.0	1600	$1,600	$1.00	3d	1	0.66mi
7014 Donovan Way #103 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	18d	1	0.66mi
7102 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1250	$1,395	$1.12	5d	1	0.67mi
6734 Summer Fest Dr Unit 114 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	15d	1	0.67mi
6734 Summer Fest Dr Unit 148 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	15d	1	0.67mi

Listing history 2 events

1. 2026-03-05
   status Pending
2. 2026-02-13
   listed $137,000 New

ⓘ 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: $3,928 · $327/mo
• Projected year-2 tax: $3,928 · $327/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 · 22 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: $20,350
• − Mortgage interest: −$7,674
• − Property taxes: −$3,928
• − Insurance: −$685
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,985
• Taxable income: $822
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,645/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

2 events — show timeline

• 2026-03-05 Pending — LERA
• 2026-02-13 Listed $137,000 LERA

Property tax history

+13.3%/yr

Latest (2025): $3,928 · +7.9% YoY. Source: county tax records.