6507 Chevler · San Antonio, TX 78252

$214,900

3 bd · 2.5 ba · 1,477 sqft · SingleFamily public records · 53 Days on market

Built 2019 4,791 sqft lot $145/sqft · 11% below area Est $243k · 11% under $30/mo HOA · 2% of rent

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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 +12.6/15.0
• Cash flow +11.3/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Stop scrolling... this is the one you have been waiting for! Freshly updated and completely move in ready, this home features brand new carpet, luxury vinyl plank flooring, and all new stainless-steel appliances, yes, the refrigerator is included. Plus, enjoy fresh sod in both the front and backyard. The lifestyle does not stop at your front door. The neighborhood offers a park, playground, baseball field, basketball court, a serene lake, and a fishing pier. Just outside the community, you will find convenient shopping, restaurants, and everyday essentials, everything you need close by. Light, bright, and open with a functional layout, this home offers the perfect blend of comfort and value. The seller is offering $5,000 toward buyer closing costs, making this an even more attractive opportunity. Homes this clean at this price do not last, schedule your showing before it is gone.

Key facts

• Fishing pier
• Brand new carpet
• Convenient shopping

Tags

• BRAND NEW CARPET
• LUXURY VINYL PLANK FLOORING
• FRESH SOD
• SERENE LAKE
• FISHING PIER
• CONVENIENT SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (21.4% below list).
• Recommended offer: $169k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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: Rents soft (-1.7%/yr); 537 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); 42% 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

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 53 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,897 (21.4% 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 53 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $242,541
• List price: $214,900
• Delta: -11.40%
• 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
6507 Chevler	0.00mi	3/2.5	1,477 (0%)	0mo	$214,900	$145	100
12318 Carlson Vly	0.03mi	3/2.5	1,417 (-4%)	3mo	$224,000	$158	89
6512 Sabinal	0.19mi	3/2.0	1,477 (0%)	1mo	$210,000	$142	88
12323 Commander Dr	0.09mi	3/2.5	1,290 (-13%)	1mo	$205,000	$159	74
6519 Luckey Sq	0.29mi	3/2.0	1,404 (-5%)	3mo	$165,000	$118	74
12355 Mahoney Ml	0.20mi	3/2.5	1,290 (-13%)	0mo	$197,000	$153	69
12255 Stratsburg	0.54mi	3/2.0	1,404 (-5%)	3mo	$217,999	$155	62
12254 Stratsburg	0.57mi	3/2.0	1,562 (+6%)	1mo	$218,000	$140	61
6810 Luckey	0.61mi	3/2.0	1,404 (-5%)	4mo	$205,000	$146	58
5919 Cooper Cash	0.59mi	3/2.5	1,356 (-8%)	3mo	$255,900	$189	57
6935 Luckey	0.71mi	3/2.0	1,404 (-5%)	3mo	$239,990	$171	54
10905 Quinn Ct	0.64mi	3/2.5	1,356 (-8%)	4mo	$252,900	$187	54

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.73×
• Total profit: $-16,279
• Equity at exit: $62,381

10-year hold

• IRR: -1.9%
• Equity multiple: 0.81×
• Total profit: $-11,655
• Equity at exit: $74,970

Cash invested: $60,172 (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

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$90
• HOA: −$30
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-79

Break-even live

Break-even rent $1,788

Max offer price $201,015

Occupancy floor 100%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	43d	1	0.08mi
6528 Dodger Vly San Antonio, TX	4.0	2.0	1822	$1,800	$0.99	43d	1	0.12mi
6550 Fledgely Way San Antonio, TX	3.0	2.0	1562	$1,700	$1.09	43d	1	0.12mi
6519 Luckey Sq San Antonio, TX	3.0	2.0	1404	$1,550	$1.10	4d	1	0.26mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	3d	1	0.28mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	22d	1	0.28mi
12119 Luckey Vw San Antonio, TX	3.0	2.5	1652	$1,595	$0.97	2d	1	0.28mi
12118 Luckey Vw San Antonio, TX	3.0	2.0	1404	$1,545	$1.10	43d	1	0.31mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	24d	1	0.40mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	43d	1	0.40mi
6525 Underwood Way San Antonio, TX	3.0	2.5	1525	$1,649	$1.08	24d	1	0.46mi
12324 Claiborne San Antonio, TX	3.0	2.0	1404	$1,445	$1.03	43d	1	0.51mi
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	24d	1	0.52mi
11803 Luckey Vis San Antonio, TX	3.0	2.5	1778	$1,826	$1.03	4d	1	0.55mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	2d	21	0.56mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,658	$1.71	3d	1	0.57mi
7322 Bowdre San Antonio, TX	3.0	2.5	1381	$1,600	$1.16	43d	1	0.57mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	43d	1	0.59mi
12014 Latour Vly San Antonio, TX	3.0	2.5	1428	$1,469	$1.03	3d	1	0.60mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	24d	1	0.61mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	43d	1	0.62mi
12251 Siragusa San Antonio, TX	4.0	2.0	1822	$2,050	$1.13	2d	1	0.63mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	1d	1	0.64mi
11753 Alcoser Ct San Antonio, TX	4.0	2.0	1792	$1,589	$0.89	22d	1	0.66mi
12118 Stratsburg San Antonio, TX	3.0	2.0	1597	$1,750	$1.10	43d	1	0.69mi
11742 Davalos Ln San Antonio, TX	3.0	2.0	1525	$1,600	$1.05	43d	1	0.69mi
11737 Davalos Ln San Antonio, TX	3.0	2.0	1514	$1,625	$1.07	43d	1	0.69mi
7551 Bowdre San Antonio, TX	3.0	2.5	1209	$1,650	$1.36	24d	1	0.75mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	43d	1	0.76mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	43d	1	0.78mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	17d	1	0.78mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	24d	1	0.79mi
11803 Claudette St San Antonio, TX	3.0	2.5	1420	$1,595	$1.12	43d	1	0.86mi
11922 Lake Parker San Antonio, TX	3.0	2.5	1428	$3,500	$2.45	1d	1	0.87mi
7318 Sharma Vly San Antonio, TX	3.0	2.5	1428	$1,395	$0.98	24d	1	0.87mi
7318 Calypso Cyn San Antonio, TX	3.0	2.0	1516	$1,575	$1.04	43d	1	0.88mi
7318 Anchor Cyn San Antonio, TX	3.0	2.0	1525	$1,495	$0.98	14d	1	0.90mi
12530 Larissa San Antonio, TX	3.0	2.0	1661	$2,300	$1.38	24d	1	0.94mi
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	43d	1	0.99mi
11934 Luckey Villa San Antonio, TX	2.0	2.0	996	$1,500	$1.51	20d	1	1.02mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-05-13
   status Pending 901-char remark

   Show marketing remark (901 chars)

   Stop scrolling... this is the one you have been waiting for! Freshly updated and completely move in ready, this home features brand new carpet, luxury vinyl plank flooring, and all new stainless-steel appliances, yes, the refrigerator is included. Plus, enjoy fresh sod in both the front and backyard. The lifestyle does not stop at your front door. The neighborhood offers a park, playground, baseball field, basketball court, a serene lake, and a fishing pier. Just outside the community, you will find convenient shopping, restaurants, and everyday essentials, everything you need close by. Light, bright, and open with a functional layout, this home offers the perfect blend of comfort and value. The seller is offering $5,000 toward buyer closing costs, making this an even more attractive opportunity. Homes this clean at this price do not last, schedule your showing before it is gone.

2. 2026-05-04
   historical Active Option 901-char remark

   Show marketing remark (901 chars)

   Stop scrolling... this is the one you have been waiting for! Freshly updated and completely move in ready, this home features brand new carpet, luxury vinyl plank flooring, and all new stainless-steel appliances, yes, the refrigerator is included. Plus, enjoy fresh sod in both the front and backyard. The lifestyle does not stop at your front door. The neighborhood offers a park, playground, baseball field, basketball court, a serene lake, and a fishing pier. Just outside the community, you will find convenient shopping, restaurants, and everyday essentials, everything you need close by. Light, bright, and open with a functional layout, this home offers the perfect blend of comfort and value. The seller is offering $5,000 toward buyer closing costs, making this an even more attractive opportunity. Homes this clean at this price do not last, schedule your showing before it is gone.

3. 2026-03-20
   listed $214,900 New 901-char remark

   Show marketing remark (901 chars)

   Stop scrolling... this is the one you have been waiting for! Freshly updated and completely move in ready, this home features brand new carpet, luxury vinyl plank flooring, and all new stainless-steel appliances, yes, the refrigerator is included. Plus, enjoy fresh sod in both the front and backyard. The lifestyle does not stop at your front door. The neighborhood offers a park, playground, baseball field, basketball court, a serene lake, and a fishing pier. Just outside the community, you will find convenient shopping, restaurants, and everyday essentials, everything you need close by. Light, bright, and open with a functional layout, this home offers the perfect blend of comfort and value. The seller is offering $5,000 toward buyer closing costs, making this an even more attractive opportunity. Homes this clean at this price do not last, schedule your showing before it is gone.

4. 2019-04-22
   soldstatus Sold 427-char remark

   Show marketing remark (427 chars)

   New! Move in Ready! This lovely 3 bedroom home features a large family room with lots of light. The fully equipped kitchen showcases new, energy efficient kitchen appliances (including refrigerator), beautiful kitchen cabinets, and tons of storage space. The spacious master suite features a large walk in closet, and private bath. This home is a must see! THIS HOME HAS THE COMPLETE HOME PACKAGE. $3,000 WORTH OF UPGRADES!

5. 2019-03-19
   status Pending 427-char remark

   Show marketing remark (427 chars)

   New! Move in Ready! This lovely 3 bedroom home features a large family room with lots of light. The fully equipped kitchen showcases new, energy efficient kitchen appliances (including refrigerator), beautiful kitchen cabinets, and tons of storage space. The spacious master suite features a large walk in closet, and private bath. This home is a must see! THIS HOME HAS THE COMPLETE HOME PACKAGE. $3,000 WORTH OF UPGRADES!

6. 2019-03-15
   price $188,900 427-char remark

   Show marketing remark (427 chars)

   New! Move in Ready! This lovely 3 bedroom home features a large family room with lots of light. The fully equipped kitchen showcases new, energy efficient kitchen appliances (including refrigerator), beautiful kitchen cabinets, and tons of storage space. The spacious master suite features a large walk in closet, and private bath. This home is a must see! THIS HOME HAS THE COMPLETE HOME PACKAGE. $3,000 WORTH OF UPGRADES!

7. 2019-03-07
   listed $186,900 New 427-char remark

   Show marketing remark (427 chars)

   New! Move in Ready! This lovely 3 bedroom home features a large family room with lots of light. The fully equipped kitchen showcases new, energy efficient kitchen appliances (including refrigerator), beautiful kitchen cabinets, and tons of storage space. The spacious master suite features a large walk in closet, and private bath. This home is a must see! THIS HOME HAS THE COMPLETE HOME PACKAGE. $3,000 WORTH OF UPGRADES!

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $3,933 · $328/mo
• Expected delta: +$1,936/yr (+$161/mo · 97.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,268
• − Mortgage interest: −$12,038
• − Property taxes: −$1,997
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − HOA: −$360
• − Depreciation: −$6,252
• Taxable loss: −$4,696
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $184/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+15.0% since first listed

7 events — show timeline

• 2026-05-13 Pending — LERA
• 2026-05-04 Contingent — LERA
• 2026-03-20 Listed $214,900 LERA
• 2019-04-22 Sold (MLS) — LERA
• 2019-03-19 Pending — LERA
• 2019-03-15 Price Changed $188,900 LERA
• 2019-03-07 Listed $186,900 LERA

Property tax history

+20.7%/yr

Latest (2025): $1,997 · -56.8% YoY. Source: county tax records.