5606 Willow Point Blvd · San Antonio, TX 78219

$222,499

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 6 Days on market

Built 2026 Est $227k · at est.

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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 +9.2/30.0
• ARV discount +8.4/15.0
• Appreciation +6.4/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Listed price: $221,999; Address: 5606 Willow Point Blvd, San Antonio TX 78219; Status: Active; Last modified: 2026-06-15; Virtual tour available

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property; 2-story entry not specified
• Exterior features: Living area approximately 1,600 (listed)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec home (new construction); Plan name: Pinehollow

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.0% below list).
• Recommended offer: $174k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% FRL); Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 70 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $173,507 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $227,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 River Run Way	0.07mi	4/2.0	1,600 (0%)	1mo	$225,999	$141	96
451 River Run Way	0.13mi	4/2.0	1,600 (0%)	2mo	$220,999	$138	93
450 River Run Way	0.10mi	4/2.0	1,575 (-2%)	2mo	$217,999	$138	91
463 River Run Way	0.14mi	4/2.0	1,600 (0%)	2mo	$217,999	$136	91
527 River Run Way	0.27mi	4/2.0	1,600 (0%)	2mo	$211,999	$132	86
402 River Run Way	0.04mi	3/2.0 (-1)	1,411 (-12%)	1mo	$214,999	$152	73
410 River Run Way	0.05mi	3/2.0 (-1)	1,402 (-12%)	1mo	$209,999	$150	71
442 River Run Way	0.09mi	3/2.0 (-1)	1,402 (-12%)	2mo	$209,999	$150	69
443 River Run Way	0.11mi	3/2.0 (-1)	1,402 (-12%)	1mo	$211,999	$151	68
458 River Run Way	0.12mi	3/2.0 (-1)	1,402 (-12%)	2mo	$200,999	$143	68
202 Reuben Kemper	0.26mi	3/2.0 (-1)	1,450 (-9%)	2mo	$200,000	$138	66
503 River Run Way	0.15mi	3/2.0 (-1)	1,402 (-12%)	4mo	$198,999	$142	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.35×
• Total profit: $21,656
• Equity at exit: $96,670

10-year hold

• IRR: 11.3%
• Equity multiple: 2.80×
• Total profit: $111,897
• Equity at exit: $146,407

Cash invested: $62,300 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 70
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,167
• Tax est. 1.5%: −$278 /mo · $3,337/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-167

Break-even live

Break-even rent $1,946

Max offer price $198,343

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-90	+0% $-167	+5% $-244	+10% $-321
Rent	-10% $-304	-5% $-235	+0% $-167	+5% $-98	+10% $-30
Rate	-1.0pp $-55	-0.5pp $-110	base $-167	+0.5pp $-225	+1.0pp $-283

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 River Run Way San Antonio, TX	3.0	2.0	1411	$1,555	$1.10	25d	1	0.13mi
463 River Run Way San Antonio, TX	4.0	2.0	1600	$1,545	$0.97	23d	1	0.15mi
414 Retama Pass San Antonio, TX	3.0	2.5	1836	$1,800	$0.98	25d	1	0.19mi
242 Ambush Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	25d	1	0.20mi
6410 Magee Run San Antonio, TX	3.0	2.0	1450	$1,715	$1.18	12d	1	0.20mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	25d	1	0.22mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	19d	1	0.22mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	0.22mi
115 Katy Post San Antonio, TX	4.0	2.5	1725	$1,995	$1.16	25d	1	0.25mi
535 Wild Olive Way San Antonio, TX	3.0	2.0	1570	$1,550	$0.99	6d	1	0.25mi
603 Wild Olive Way San Antonio, TX	3.0	2.0	1207	$1,600	$1.33	25d	1	0.28mi
6406 Kemper Pl San Antonio, TX	3.0	2.0	1450	$1,499	$1.03	16d	1	0.30mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	25d	1	0.30mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,625	$1.12	45d	1	0.30mi
550 Retama Pass San Antonio, TX	3.0	2.0	1207	$1,750	$1.45	6d	1	0.31mi
134 Samuel Kemper San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	14d	1	0.33mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	22d	1	0.34mi
6110 Willow Point Blvd Unit NA San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	25d	1	0.34mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	12d	1	0.34mi
6427 Kemper Pl San Antonio, TX	3.0	2.0	1266	$1,700	$1.34	19d	1	0.35mi
6102 Walnut Way San Antonio, TX	4.0	2.5	1611	$1,750	$1.09	45d	1	0.35mi
627 Retama Pass San Antonio, TX	4.0	2.5	1776	$1,900	$1.07	25d	1	0.37mi
6334 Willow Point Blvd San Antonio, TX	3.0	2.0	1497	$1,797	$1.20	25d	1	0.45mi
5847 Tree View St San Antonio, TX	3.0	2.0	1362	$1,900	$1.40	19d	1	0.70mi

Listing history 6 events

1. 2026-06-21
   days on market $222,499 Active 6 DOM
2. 2026-06-18
   days on market $222,499 Active 3 DOM
3. 2026-06-18
   price $222,499 Active 2 DOM
4. 2026-06-17
   days on market $221,999 Active 2 DOM
5. 2026-06-16
   remarks 403-char remark
6. 2026-06-16
   listed $221,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,821
• − Mortgage interest: −$12,463
• − Property taxes: −$3,337
• − Insurance: −$1,112
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,473
• Taxable loss: −$5,897
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-588/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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