14810 Ridge Hill Dr · San Antonio, TX 78233

$179,000

4 bd · 2.0 ba · 1,765 sqft · SingleFamily public records · 36 Days on market

Built 1976 8,232 sqft lot $101/sqft · 29% below area Est $252k · 29% under

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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 +9.5/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

Key facts

• 8,232 sq ft lot
• 2 garage spots
• Built 1976

Property features AI

Finance

• Financial info: Down payment assistance available (DPR: Y)
• HOA & community: Located in GREEN RIDGE / GREEN RIDGE NORTH community

Exterior

• Parking: Attached 2-car garage
• Utilities: Water system; Gas water heater
• Home design: Brick exterior; Pre-owned home; Approximate age: 50 years; Slab foundation; Composition roof
• Construction: Brick construction; Slab foundation; Composition roof; Built approximately 50 years ago
• Exterior features: Covered patio; Patio slab; Privacy fence

Interior

• Kitchen: Eat-in kitchen (16 x 11); Stove/Range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on lower level with full bath; Bedroom 2 (12 x 11); Bedroom 3 (12 x 10); Master bedroom dimensions 15 x 13
• Flooring: Carpeting; Ceramic tile
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (11 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Open floor plan; Living/Dining room combination; Separate dining room; Eat-in kitchen with 2 eating areas; 3 living areas; Utility area in garage; Cable TV available; All window coverings remain; Walk-in closets; Smoke alarm; Gas water heater; Family room fireplace
• Laundry & utility: Washer connection; Dryer connection; Laundry in garage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (10.6% below list).
• Recommended offer: $157k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• 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.
• Zoned schools: Fox Run El (math 47% / reading 50%, grade D, #950 of 4,322 statewide, top 22%, 742 students, 68% FRL); Madison H S (math 26% / reading 49%, grade F, #888 of 1,632 statewide, top 55%, 2,850 students, 53% FRL) — zoned schools average 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask is 10460% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,133 (12.2% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

• ARV (median comp): $251,736
• List price: $179,000
• Delta: -28.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14919 Summer Susie	0.23mi	4/2.5	1,799 (+2%)	2mo	$255,000	$142	82
6723 Raintree Frst	0.40mi	4/2.0	1,827 (+4%)	1mo	$189,000	$103	75
6407 Ridge Frst	0.15mi	3/2.0 (-1)	1,638 (-7%)	2mo	$215,000	$131	74
14627 Highland Rdg	0.33mi	4/2.0	1,868 (+6%)	1mo	$265,000	$142	74
6358 Comanche Coyote	0.62mi	4/2.0	1,738 (-2%)	1mo	$359,990	$207	68
6406 Ruffled Grouse	0.49mi	3/2.5 (-1)	1,877 (+6%)	2mo	$255,000	$136	58
6331 Comanche Coyote	0.59mi	3/2.0 (-1)	1,929 (+9%)	1mo	$376,990	$195	51
15559 Comanche Deer	0.54mi	3/2.0 (-1)	1,996 (+13%)	1mo	$399,665	$200	47
6410 Ruffled Grouse	0.48mi	3/2.5 (-1)	1,526 (-14%)	2mo	$210,000	$138	47
6443 Comanche Moon	0.58mi	3/2.0 (-1)	1,996 (+13%)	1mo	$377,990	$189	45
6355 Comanche Coyote	0.62mi	3/2.0 (-1)	1,996 (+13%)	0mo	$379,990	$190	44
6339 Comanche Coyote	0.60mi	3/2.0 (-1)	1,996 (+13%)	2mo	$387,990	$194	44

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-41,464
• Equity at exit: $26,689

10-year hold

• IRR: -36.3%
• Equity multiple: -0.28×
• Total profit: $-63,915
• Equity at exit: $15,477

Cash invested: $50,120 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 299
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$939
• Tax from tax record: −$375 /mo · $4,505/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-124

Break-even live

Break-even rent $1,758

Max offer price $157,133

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6507 Ridge Circle Dr San Antonio, TX	3.0	2.0	1315	$1,725	$1.31	20d	1	0.22mi
14338 Ridge Point Dr San Antonio, TX	3.0	2.0	1599	$2,150	$1.34	24d	1	0.24mi
14520 Clovelly Wood San Antonio, TX	3.0	2.0	1260	$1,200	$0.95	24d	1	0.28mi
6611 Mia Way Unit 101 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	43d	1	0.32mi
6627 Mia Way #102 San Antonio, TX	3.0	2.5	1324	$1,425	$1.08	12d	1	0.33mi
6610 Mia Way Unit 101 San Antonio, TX	3.0	2.5	1324	$1,500	$1.13	43d	1	0.34mi
6510 Ridge Creek Dr San Antonio, TX	3.0	2.0	1583	$1,750	$1.11	24d	1	0.42mi
14211 Yellow Warbler San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	43d	1	0.47mi
6839 Raintree Frst San Antonio, TX	3.0	2.0	1550	$1,569	$1.01	24d	1	0.47mi
6619 Arancione Ave Unit 104 San Antonio, TX	3.0	2.5	1245	$1,325	$1.06	43d	1	0.49mi
6619 Arancione Ave #102 San Antonio, TX	3.0	2.5	1245	$1,395	$1.12	43d	1	0.49mi
14107 Veneto Dr Unit 4 San Antonio, TX	3.0	2.5	1226	$1,250	$1.02	4d	1	0.51mi
6618 Arancione Ave #103 San Antonio, TX	3.0	2.5	1245	$1,395	$1.12	24d	1	0.53mi
14111 Fratelli Rd Unit 103 San Antonio, TX	3.0	2.5	1324	$1,500	$1.13	43d	1	0.54mi
6418 Melanzane Ave Unit 2 San Antonio, TX	3.0	2.5	1225	$1,425	$1.16	43d	1	0.55mi
6418 Melanzane Ave San Antonio, TX	3.0	2.5	1225	$1,425	$1.16	20d	1	0.55mi
6414 Melanzane Ave Unit 3 San Antonio, TX	3.0	2.5	1225	$1,220	$1.00	43d	1	0.55mi
7011 Raintree Frst San Antonio, TX	3.0	2.0	1500	$1,750	$1.17	24d	1	0.58mi
6515 Marcel Way Unit 101 San Antonio, TX	3.0	2.5	1324	$1,350	$1.02	43d	1	0.59mi
6407 Luglio Ln #101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	20d	1	0.59mi
14006 Fratelli Rd Unit 104 San Antonio, TX	3.0	2.5	1362	$1,395	$1.02	3d	1	0.59mi
6503 Marcel Way Unit 103 San Antonio, TX	3.0	2.5	1324	$1,350	$1.02	43d	1	0.60mi
6315 Luglio Ln #102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	43d	1	0.60mi
6427 Luglio Ln #103 San Antonio, TX	3.0	2.5	1324	$1,425	$1.08	43d	1	0.61mi
6534 Marcel Way Unit 102 San Antonio, TX	3.0	2.5	1324	$1,399	$1.06	43d	1	0.61mi
6406 Luglio Ln #104 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	43d	1	0.61mi
6406 Luglio Ln #103 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	24d	1	0.61mi
6406 Luglio Ln #102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	43d	1	0.61mi
6526 Marcel Way #104 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	43d	1	0.61mi
6414 Luglio Ln #102 San Antonio, TX	3.0	2.5	1324	$1,425	$1.08	7d	1	0.61mi
13811 Flairwood St San Antonio, TX	3.0	2.0	1283	$2,000	$1.56	24d	1	0.61mi
6522 Marcel Way Unit 102 San Antonio, TX	3.0	2.5	1324	$1,375	$1.04	43d	1	0.61mi
6518 Marcel Way Unit 104 San Antonio, TX	3.0	2.5	1324	$1,325	$1.00	43d	1	0.62mi
6518 Marcel Way #101 San Antonio, TX	3.0	2.5	1324	$1,325	$1.00	17d	1	0.62mi
6502 Marcel Way Unit 102 San Antonio, TX	3.0	2.5	1324	$1,295	$0.98	43d	1	0.62mi
6502 Marcel Way #103 San Antonio, TX	3.0	2.5	1324	$1,350	$1.02	4d	1	0.63mi
6326 Luglio Ln #102 San Antonio, TX	3.0	2.5	1324	$1,350	$1.02	43d	1	0.63mi
13910 Annas Way Unit 101 San Antonio, TX	3.0	2.5	1324	$1,425	$1.08	43d	1	0.63mi
6506 Marcel Way #104 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	7d	1	0.63mi
6426 Marcel Way Unit 104 San Antonio, TX	3.0	2.5	1324	$1,425	$1.08	43d	1	0.64mi

Listing history 24 events

1. 2026-06-18
   days on market $179,000 Active 36 DOM
2. 2026-06-17
   days on market $179,000 Active 35 DOM
3. 2026-06-16
   days on market $179,000 Active 34 DOM
4. 2026-06-15
   days on market $179,000 Active 33 DOM
5. 2026-06-13
   days on market $179,000 Active 31 DOM
6. 2026-06-13
   days on market $179,000 Active 30 DOM
7. 2026-06-09
   days on market $179,000 Active 27 DOM
8. 2026-06-08
   days on market $179,000 Active 26 DOM
9. 2026-06-07
   days on market $179,000 Active 25 DOM
10. 2026-06-04
    days on market $179,000 Active 22 DOM
11. 2026-06-03
    days on market $179,000 Active 21 DOM
12. 2026-06-02
    days on market $179,000 Active 20 DOM
13. 2026-06-01
    days on market $179,000 Active 19 DOM
14. 2026-05-31
    days on market $179,000 Active 18 DOM
15. 2026-05-13
    listed $179,000 New 515-char remark
16. 2018-08-31
    soldstatus
17. 2018-08-23
    soldstatus
18. 2018-08-20
    soldstatus Sold 423-char remark

    Show marketing remark (423 chars)

    *** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

19. 2018-08-04
    historical Active Option 423-char remark

    Show marketing remark (423 chars)

    *** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

20. 2018-06-13
    status Back on Market 423-char remark

    Show marketing remark (423 chars)

    *** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

21. 2018-06-11
    historical Active Option 423-char remark

    Show marketing remark (423 chars)

    *** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

22. 2018-06-06
    listed $169,900 New 423-char remark

    Show marketing remark (423 chars)

    *** Recent finds of foundation work needed. Being sold as is *** Beautiful turn-key, lovingly maintained spacious property with a backyard to suit any party or gathering. Open floor with high ceilings, remodeled to perfection and a huge master suite. Central air condition with also a beautiful brick fire place, you'll love this modern upscale home that will give you all the space you'll need to fit your preferred taste.

23. 2000-07-27
    soldstatus
24. 1991-10-01
    soldstatus

ⓘ 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: $4,505 · $375/mo
• Projected year-2 tax: $4,505 · $375/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,213
• − Mortgage interest: −$10,027
• − Property taxes: −$4,505
• − Insurance: −$895
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,207
• Taxable loss: −$4,494
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-407/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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 1% Other Asian/Pacific 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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

-99.0% since first listed

11 events — show timeline

• 2026-06-17 Listed for Rent $1,695 RentEngineListings
• 2026-05-13 Listed $179,000 LERA
• 2018-08-31 Sold (Public Records) — Public Records
• 2018-08-23 Sold (Public Records) — Public Records
• 2018-08-20 Sold (MLS) — LERA
• 2018-08-04 Contingent — LERA
• 2018-06-13 Relisted — LERA
• 2018-06-11 Contingent — LERA
• 2018-06-06 Listed $169,900 LERA
• 2000-07-27 Sold (Public Records) — Public Records
• 1991-10-01 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,505 · +1.1% YoY. Source: county tax records.