6670 Arid Way · San Antonio, TX 78252-4477

$249,999

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 680 Days on market

Built 2021 5,706 sqft lot $196/sqft · at area comps Est $261k · at est. $60/mo HOA · 4% of rent ↓ 4% since listing

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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 +9.4/15.0
• Cash flow +6.8/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Perched atop a hill overlooking San Antonio sits a 3-bedroom, 2-bath oasis. This gently lived-in home is ready for its new owner, boasting a stainless steel gas range, an open living dining space, an included fridge, a washer, a dryer, and an irrigation system. Neighborhood amenities include a clubhouse, pool, park, playground, and a 24-hour gym! Silos Elementary School is under construction and set to open in 2024!"

Key facts

• 24-hour gym
• 5,706 sq ft lot
• 2 garage spots

Tags

• STAINLESS STEEL GAS RANGE
• 24-HOUR GYM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (37.4% below list).
• Recommended offer: $157k (37.4% below list) — sets the bar for 1% rule.

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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $9k of equity ($2k loan paydown + $8k 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 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 680 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,581 (37.4% 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 680 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.63% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 13.3

CMA / ARV

• ARV (median comp): $260,923
• List price: $249,999
• Delta: -4.19%
• 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
13947 Bull	0.29mi	3/2.0	1,276 (0%)	2mo	$189,900	$149	85
13903 Silos Mdws	0.19mi	3/2.0	1,276 (0%)	10mo	$225,000	$176	83
13819 Buffalo Vly	0.22mi	3/2.0	1,266 (-1%)	21mo	$211,999	$167	71
7258 Plow Run	0.52mi	3/2.0	1,300 (+2%)	3mo	$245,000	$188	70
13857 Llama Pl	0.53mi	3/2.0	1,300 (+2%)	8mo	$230,000	$177	66
14114 Silos Mdws	0.31mi	3/2.0	1,450 (+14%)	7mo	$239,000	$165	57
6619 Legato Curv	0.53mi	3/2.0	1,156 (-9%)	3mo	$220,000	$190	57
13608 Whisper Xing	0.58mi	3/2.0	1,156 (-9%)	4mo	$224,900	$195	54
14128 Feed Park	0.27mi	3/2.0	1,458 (+14%)	15mo	$240,000	$165	52
7227 Plow Run	0.47mi	3/2.0	1,462 (+15%)	3mo	$160,440	$110	51
7250 Plow Run	0.51mi	3/2.0	1,125 (-12%)	9mo	$205,000	$182	49
13927 Birch Vw	0.74mi	3/2.0	1,412 (+11%)	15mo	$269,990	$191	35

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: 1.3%
• Equity multiple: 1.08×
• Total profit: $5,404
• Equity at exit: $112,410

10-year hold

• IRR: 5.0%
• Equity multiple: 1.77×
• Total profit: $53,798
• Equity at exit: $173,238

Cash invested: $70,000 (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 78252-4477

• Active inventory: 1
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$104
• HOA: −$60
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-387

Break-even live

Break-even rent $2,056

Max offer price $181,566

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	23d	1	0.05mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	0.05mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	12d	1	0.09mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	43d	1	0.11mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	23d	1	0.12mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	23d	1	0.13mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	23d	1	0.15mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	12d	1	0.16mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	12d	1	0.22mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	23d	1	0.25mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	43d	1	0.28mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	43d	1	0.28mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	43d	1	0.29mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	17d	1	0.33mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	23d	1	0.33mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	12d	1	0.33mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	43d	1	0.37mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	23d	1	0.39mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	43d	1	0.40mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	23d	1	0.41mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	21d	1	0.45mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	23d	1	0.47mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	0.47mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	21d	1	0.47mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	43d	1	0.49mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	21d	1	0.49mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	17d	1	0.50mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	4d	1	0.51mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	43d	1	0.52mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	43d	1	0.52mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	23d	1	0.52mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	43d	1	0.52mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	3d	1	0.53mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	43d	1	0.53mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	0.53mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	4d	1	0.53mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.57mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.57mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	23d	1	0.59mi
14234 Llama Pl San Antonio, TX	3.0	2.0	1244	$1,500	$1.21	43d	1	0.61mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gaspoolgym

Listing history 17 events

1. 2026-06-18
   days on market $249,999 Active 680 DOM
2. 2026-06-17
   days on market $249,999 Active 679 DOM
3. 2026-06-16
   days on market $249,999 Active 678 DOM
4. 2026-06-15
   days on market $249,999 Active 677 DOM
5. 2026-06-13
   days on market $249,999 Active 675 DOM
6. 2026-06-09
   days on market $249,999 Active 671 DOM
7. 2026-06-08
   days on market $249,999 Active 670 DOM
8. 2026-06-07
   days on market $249,999 Active 669 DOM
9. 2026-06-04
   days on market $249,999 Active 666 DOM
10. 2026-06-03
    days on market $249,999 Active 665 DOM
11. 2026-06-02
    days on market $249,999 Active 664 DOM
12. 2026-06-02
    days on market $249,999 Active 663 DOM
13. 2026-05-31
    days on market $249,999 Active 662 DOM
14. 2025-08-02
    price $249,999 425-char remark

    Show marketing remark (425 chars)

    Perched atop a hill overlooking San Antonio sits a 3-bedroom, 2-bath oasis. This gently lived-in home is ready for its new owner, boasting a stainless steel gas range, an open living dining space, an included fridge, a washer, a dryer, and an irrigation system. Neighborhood amenities include a clubhouse, pool, park, playground, and a 24-hour gym! Silos Elementary School is under construction and set to open in 2024!"

15. 2024-08-07
    listed $259,999 New 425-char remark

    Show marketing remark (425 chars)

    Perched atop a hill overlooking San Antonio sits a 3-bedroom, 2-bath oasis. This gently lived-in home is ready for its new owner, boasting a stainless steel gas range, an open living dining space, an included fridge, a washer, a dryer, and an irrigation system. Neighborhood amenities include a clubhouse, pool, park, playground, and a 24-hour gym! Silos Elementary School is under construction and set to open in 2024!"

16. 2024-08-07
    historical

    Show marketing remark (425 chars)

    Perched atop a hill overlooking San Antonio sits a 3-bedroom, 2-bath oasis. This gently lived-in home is ready for its new owner, boasting a stainless steel gas range, an open living dining space, an included fridge, a washer, a dryer, and an irrigation system. Neighborhood amenities include a clubhouse, pool, park, playground, and a 24-hour gym! Silos Elementary School is under construction and set to open in 2024!"

17. 2024-02-02
    listed $259,999 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: $1,790 · $149/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$2,785/yr (+$232/mo · 155.6%)

ⓘ 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 7 d/yr ≥109°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: $18,790
• − Mortgage interest: −$14,004
• − Property taxes: −$1,790
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − HOA: −$720
• − Depreciation: −$7,273
• Taxable loss: −$9,253
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-2,428/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

No demographic data for this ZIP.

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

-3.8% since first listed

4 events — show timeline

• 2025-08-02 Price Changed $249,999 LERA
• 2024-08-07 Listing Removed — LERA
• 2024-08-07 Listed $259,999 LERA
• 2024-02-02 Listed $259,999 LERA

Property tax history

-19.7%/yr

Latest (2025): $1,790 · -60.1% YoY. Source: county tax records.