7210 Killdee · Elmendorf, TX 78223

$149,400

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 156 Days on market

Built 2015 10,358 sqft lot $156/sqft · 33% below area Est $224k · 33% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER PROPERTY OR IDEAL RENTAL INCOME GENERATOR. VERY WELL MAINTAINED SINGLE WIDE WITH TWO CAR GARAGE/SHOP IN A QUIET NEIGHBORHOOD. PRETTY MUCH HITS ALL THE MARKS IN VALUE AND CONDITION. DO NOT MISS THIS ONE !

Key facts

• Well maintained
• Two car garage
• Quiet neighborhood

Tags

• RENTAL INCOME GENERATOR
• WELL MAINTAINED
• TWO CAR GARAGE
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.7% below list).
• Recommended offer: $129k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 156 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,859 (13.7% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $223,523
• List price: $149,400
• Delta: -33.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14130 Pheasant	0.19mi	2/2.0	1,056 (+10%)	7mo	$120,000	$114	69

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-22,285
• Equity at exit: $22,276

10-year hold

• IRR: -12.4%
• Equity multiple: 0.36×
• Total profit: $-26,783
• Equity at exit: $12,917

Cash invested: $41,832 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$783
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $90

Break-even live

Break-even rent $1,174

Max offer price $149,400

Occupancy floor 88%

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: $37,350
• Closing costs: $4,482
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	10d	1	0.62mi

Listing history 18 events

1. 2026-06-18
   days on market $149,400 Active 156 DOM
2. 2026-06-17
   days on market $149,400 Active 155 DOM
3. 2026-06-16
   days on market $149,400 Active 154 DOM
4. 2026-06-15
   days on market $149,400 Active 153 DOM
5. 2026-06-13
   days on market $149,400 Active 151 DOM
6. 2026-06-09
   days on market $149,400 Active 147 DOM
7. 2026-06-08
   days on market $149,400 Active 146 DOM
8. 2026-06-07
   days on market $149,400 Active 145 DOM
9. 2026-06-04
   days on market $149,400 Active 142 DOM
10. 2026-06-03
    days on market $149,400 Active 141 DOM
11. 2026-06-02
    days on market $149,400 Active 140 DOM
12. 2026-06-01
    statusdays on market $149,400 Active 139 DOM
13. 2026-05-31
    days on market $149,400 Price Change 138 DOM
14. 2026-05-18
    price $149,500 217-char remark

    Show marketing remark (217 chars)

    GREAT STARTER PROPERTY OR IDEAL RENTAL INCOME GENERATOR. VERY WELL MAINTAINED SINGLE WIDE WITH TWO CAR GARAGE/SHOP IN A QUIET NEIGHBORHOOD. PRETTY MUCH HITS ALL THE MARKS IN VALUE AND CONDITION. DO NOT MISS THIS ONE !

15. 2026-01-13
    listed $150,000 New 217-char remark

    Show marketing remark (217 chars)

    GREAT STARTER PROPERTY OR IDEAL RENTAL INCOME GENERATOR. VERY WELL MAINTAINED SINGLE WIDE WITH TWO CAR GARAGE/SHOP IN A QUIET NEIGHBORHOOD. PRETTY MUCH HITS ALL THE MARKS IN VALUE AND CONDITION. DO NOT MISS THIS ONE !

16. 2016-03-11
    soldstatus Sold 518-char remark

    Show marketing remark (518 chars)

    Nearly 900SF Singlewide Mfdg home w/2Bd & 1Ba,900SF cinder block exterior 3 Car Garage/Workshop w/Concrete flooring,extra electrical outlets,exhaust fan & garage door opener,12x10 Storage bldg on concrete slab,12x10 concrete BBQ pad all on a 1/4 ACRE lot with chain link fencing,fig,pecan,and mulberry trees,Seller will convey washer,dryer and fridge,Home has Central A/C and Heat,gas cooking and water heater,Wheel chair accessible via 28x10 Covered ramp/patio,cash buyers only,sold as-is,Great starter home..

17. 2016-02-25
    status Pending 518-char remark

    Show marketing remark (518 chars)

    Nearly 900SF Singlewide Mfdg home w/2Bd & 1Ba,900SF cinder block exterior 3 Car Garage/Workshop w/Concrete flooring,extra electrical outlets,exhaust fan & garage door opener,12x10 Storage bldg on concrete slab,12x10 concrete BBQ pad all on a 1/4 ACRE lot with chain link fencing,fig,pecan,and mulberry trees,Seller will convey washer,dryer and fridge,Home has Central A/C and Heat,gas cooking and water heater,Wheel chair accessible via 28x10 Covered ramp/patio,cash buyers only,sold as-is,Great starter home..

18. 2016-02-23
    listed $29,900 New 518-char remark

    Show marketing remark (518 chars)

    Nearly 900SF Singlewide Mfdg home w/2Bd & 1Ba,900SF cinder block exterior 3 Car Garage/Workshop w/Concrete flooring,extra electrical outlets,exhaust fan & garage door opener,12x10 Storage bldg on concrete slab,12x10 concrete BBQ pad all on a 1/4 ACRE lot with chain link fencing,fig,pecan,and mulberry trees,Seller will convey washer,dryer and fridge,Home has Central A/C and Heat,gas cooking and water heater,Wheel chair accessible via 28x10 Covered ramp/patio,cash buyers only,sold as-is,Great starter home..

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $2,734 · $228/mo
• Expected delta: +$1,749/yr (+$146/mo · 177.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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: $15,463
• − Mortgage interest: −$8,369
• − Property taxes: −$985
• − Insurance: −$747
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,346
• Taxable loss: −$1,458
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,432/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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 (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: 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 · 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: ▼ -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

+400.0% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $149,500 LERA
• 2026-01-13 Listed $150,000 LERA
• 2016-03-11 Sold (MLS) — LERA
• 2016-02-25 Pending — LERA
• 2016-02-23 Listed $29,900 LERA

Property tax history

+4.6%/yr

Latest (2025): $985 · -5.4% YoY. Source: county tax records.