6920 Elm Cv · San Antonio, TX 78244

$129,900

1 bd · 2.0 ba · 664 sqft · SingleFamily public records · 108 Days on market

Built 2024 Good condition 1,428 sqft lot $196/sqft · 7% below area Est $139k · 7% under $17/mo HOA · 1% of rent ↓ 19% 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 +10.4/15.0
• Cash flow +10.2/30.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

6920 Elm Cv | San Antonio, TX 1 Bedroom | 2 Full Bathrooms | Sleeping Loft | Single-Family Residence | Move-In Ready Welcome to 6920 Elm Cv — a thoughtfully designed tiny home single-family residence offering 1 bedroom, 2 full bathrooms, and a versatile sleeping loft. This move-in ready property delivers efficient design, modern comfort, and low-maintenance living in San Antonio. Unlike other homes in the community, this property features a custom-installed back door — a rare upgrade that enhances natural light and provides direct access to the private backyard space. The open-concept layout maximizes every square foot. The main-level bedroom is paired with a full bath, while the loft offers flexible space for guests, a home office, or additional living area. A second full bathroom adds exceptional convenience for a home of this size. All furnishings can convey, creating a seamless, turnkey opportunity for immediate move-in. Prime Location with Convenient Access: Approximately 15 minutes to Downtown San Antonio Approximately 18 minutes to the River Walk Approximately 15 minutes to The Pearl District Approximately 20 minutes to San Antonio International Airport Easy access to I-35 and Loop 410 for convenient travel throughout the city Property Highlights: • Detached single-family home • 1 Bedroom + Loft • 2 Full Bathrooms • Custom back door upgrade • Private backyard space • Furniture available to convey • Move-in ready condition The sellers have truly enjoyed this home and are ready for its next chapter, welcoming someone new to make it their own. Schedule your showing today.

Key facts

• Open concept layout
• 1,428 sq ft lot
• Parking

Tags

• CUSTOM BACK DOOR UPGRADE
• PRIVATE BACKYARD SPACE
• MOVE IN READY CONDITION
• OPEN CONCEPT LAYOUT
• FLEXIBLE SPACE FOR GUESTS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-886/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.7% below list).
• Recommended offer: $113k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 187 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $898 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 108 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $113,429 (12.7% 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 108 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 9.5

CMA / ARV

• ARV (median comp): $138,978
• List price: $129,900
• Delta: -6.53%
• 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
7048 Elm Cv	0.06mi	1/2.0	664 (0%)	1mo	$129,900	$196	97
7020 Elm	0.03mi	1/2.0	664 (0%)	6mo	$159,700	$241	94
7157 Elm Cv	0.12mi	1/2.0	664 (0%)	9mo	$145,000	$218	87
6904 Elm Cv	0.02mi	1/2.0	661 (-0%)	20mo	$137,999	$209	82
6912 Elm Cv	0.01mi	1/2.0	661 (-0%)	21mo	$136,999	$207	82
7808 Elm Run	0.04mi	1/2.0	661 (-0%)	20mo	$136,999	$207	81
7820 Elm Run	0.04mi	1/2.0	661 (-0%)	19mo	$141,999	$215	81
6908 Elm Cv	0.01mi	1/2.0	661 (-0%)	21mo	$142,999	$216	81
7816 Elm Run	0.04mi	1/2.0	661 (-0%)	20mo	$134,499	$203	81
7008 Elm Cv	0.02mi	1/2.0	661 (-0%)	21mo	$126,999	$192	81
7812 Elm Run	0.04mi	1/2.0	661 (-0%)	21mo	$144,999	$219	80
7214 Elm Cv	0.16mi	1/2.0	661 (-0%)	19mo	$135,499	$205	76

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.22×
• Total profit: $-28,201
• Equity at exit: $19,369

10-year hold

• IRR: -25.5%
• Equity multiple: -0.11×
• Total profit: $-40,212
• Equity at exit: $11,231

Cash invested: $36,372 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,134 high
• Mortgage (P&I): −$681
• Tax from tax record: −$218 /mo · $2,611/yr
• Insurance: −$54
• HOA: −$17
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-74

Break-even live

Break-even rent $1,228

Max offer price $116,860

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	4d	1	0.09mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	10d	1	0.09mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	4d	1	0.10mi
7218 Elm Cv San Antonio, TX	1.0	1.0	350	$1,000	$2.86	4d	1	0.16mi
7554 Old Seguin Rd San Antonio, TX	1.0	1.0	700	$989	$1.41	43d	1	0.47mi
8355 Crestway Dr Unit 610 Converse, TX	1.0	1.0	556	$747	$1.34	2d	1	0.75mi
7114 Winding Shelf San Antonio, TX	1.0	1.0	527	$1,250	$2.37	4d	1	0.89mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,476	$1.70	20d	10	1.12mi
7027 Farm to Market Road 78 Unit 610 San Antonio, TX	1.0	1.0	587	$983	$1.67	2d	1	1.17mi
7115 Glen Ter Unit 4 San Antonio, TX	1.0	1.0	576	$700	$1.22	4d	1	1.24mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	43d	1	1.24mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	11d	1	1.24mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 108 DOM
2. 2026-06-17
   days on market $129,900 Active 107 DOM
3. 2026-06-16
   days on market $129,900 Active 106 DOM
4. 2026-06-15
   days on market $129,900 Active 105 DOM
5. 2026-06-13
   days on market $129,900 Active 103 DOM
6. 2026-06-09
   days on market $129,900 Active 99 DOM
7. 2026-06-08
   days on market $129,900 Active 98 DOM
8. 2026-06-07
   days on market $129,900 Active 97 DOM
9. 2026-06-04
   days on market $129,900 Active 94 DOM
10. 2026-06-03
    days on market $129,900 Active 93 DOM
11. 2026-06-02
    days on market $129,900 Active 92 DOM
12. 2026-06-01
    days on market $129,900 Active 91 DOM
13. 2026-05-31
    days on market $129,900 Active 90 DOM
14. 2026-05-06
    price $134,900 1652-char remark

    Show marketing remark (1652 chars)

    6920 Elm Cv | San Antonio, TX 1 Bedroom | 2 Full Bathrooms | Sleeping Loft | Single-Family Residence | Move-In Ready Welcome to 6920 Elm Cv — a thoughtfully designed tiny home single-family residence offering 1 bedroom, 2 full bathrooms, and a versatile sleeping loft. This move-in ready property delivers efficient design, modern comfort, and low-maintenance living in San Antonio. Unlike other homes in the community, this property features a custom-installed back door — a rare upgrade that enhances natural light and provides direct access to the private backyard space. The open-concept layout maximizes every square foot. The main-level bedroom is paired with a full bath, while the loft offers flexible space for guests, a home office, or additional living area. A second full bathroom adds exceptional convenience for a home of this size. All furnishings can convey, creating a seamless, turnkey opportunity for immediate move-in. Prime Location with Convenient Access: Approximately 15 minutes to Downtown San Antonio Approximately 18 minutes to the River Walk Approximately 15 minutes to The Pearl District Approximately 20 minutes to San Antonio International Airport Easy access to I-35 and Loop 410 for convenient travel throughout the city Property Highlights: • Detached single-family home • 1 Bedroom + Loft • 2 Full Bathrooms • Custom back door upgrade • Private backyard space • Furniture available to convey • Move-in ready condition The sellers have truly enjoyed this home and are ready for its next chapter, welcoming someone new to make it their own. Schedule your showing today.

15. 2026-03-23
    price $139,000 1652-char remark

    Show marketing remark (1652 chars)

    6920 Elm Cv | San Antonio, TX 1 Bedroom | 2 Full Bathrooms | Sleeping Loft | Single-Family Residence | Move-In Ready Welcome to 6920 Elm Cv — a thoughtfully designed tiny home single-family residence offering 1 bedroom, 2 full bathrooms, and a versatile sleeping loft. This move-in ready property delivers efficient design, modern comfort, and low-maintenance living in San Antonio. Unlike other homes in the community, this property features a custom-installed back door — a rare upgrade that enhances natural light and provides direct access to the private backyard space. The open-concept layout maximizes every square foot. The main-level bedroom is paired with a full bath, while the loft offers flexible space for guests, a home office, or additional living area. A second full bathroom adds exceptional convenience for a home of this size. All furnishings can convey, creating a seamless, turnkey opportunity for immediate move-in. Prime Location with Convenient Access: Approximately 15 minutes to Downtown San Antonio Approximately 18 minutes to the River Walk Approximately 15 minutes to The Pearl District Approximately 20 minutes to San Antonio International Airport Easy access to I-35 and Loop 410 for convenient travel throughout the city Property Highlights: • Detached single-family home • 1 Bedroom + Loft • 2 Full Bathrooms • Custom back door upgrade • Private backyard space • Furniture available to convey • Move-in ready condition The sellers have truly enjoyed this home and are ready for its next chapter, welcoming someone new to make it their own. Schedule your showing today.

16. 2026-02-27
    listed $148,000 Active 1652-char remark

    Show marketing remark (1652 chars)

    6920 Elm Cv | San Antonio, TX 1 Bedroom | 2 Full Bathrooms | Sleeping Loft | Single-Family Residence | Move-In Ready Welcome to 6920 Elm Cv — a thoughtfully designed tiny home single-family residence offering 1 bedroom, 2 full bathrooms, and a versatile sleeping loft. This move-in ready property delivers efficient design, modern comfort, and low-maintenance living in San Antonio. Unlike other homes in the community, this property features a custom-installed back door — a rare upgrade that enhances natural light and provides direct access to the private backyard space. The open-concept layout maximizes every square foot. The main-level bedroom is paired with a full bath, while the loft offers flexible space for guests, a home office, or additional living area. A second full bathroom adds exceptional convenience for a home of this size. All furnishings can convey, creating a seamless, turnkey opportunity for immediate move-in. Prime Location with Convenient Access: Approximately 15 minutes to Downtown San Antonio Approximately 18 minutes to the River Walk Approximately 15 minutes to The Pearl District Approximately 20 minutes to San Antonio International Airport Easy access to I-35 and Loop 410 for convenient travel throughout the city Property Highlights: • Detached single-family home • 1 Bedroom + Loft • 2 Full Bathrooms • Custom back door upgrade • Private backyard space • Furniture available to convey • Move-in ready condition The sellers have truly enjoyed this home and are ready for its next chapter, welcoming someone new to make it their own. Schedule your showing today.

17. 2024-08-28
    soldstatus Sold 479-char remark

    Show marketing remark (479 chars)

    The Henley first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated availability Aug 2024.

18. 2024-08-24
    status Pending 479-char remark

    Show marketing remark (479 chars)

    The Henley first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated availability Aug 2024.

19. 2024-08-06
    price $134,999 479-char remark

    Show marketing remark (479 chars)

    The Henley first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated availability Aug 2024.

20. 2024-08-03
    price $136,999 479-char remark

    Show marketing remark (479 chars)

    The Henley first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated availability Aug 2024.

21. 2024-07-06
    listed $166,999 New 479-char remark

    Show marketing remark (479 chars)

    The Henley first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated availability Aug 2024.

ⓘ 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: $2,611 · $218/mo
• Projected year-2 tax: $2,611 · $218/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,611
• − Mortgage interest: −$7,276
• − Property taxes: −$2,611
• − Insurance: −$650
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − HOA: −$204
• − Depreciation: −$3,779
• Taxable loss: −$3,086
• Est. tax savings @ 24.0%: +$741
• After-tax cash flow: $-145/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready single-family home offers a good condition with modern updates and a well-maintained exterior. It is ready for immediate occupancy and minor improvements can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing air conditioning unit — Improves comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing air conditioning unit — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

-19.2% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $134,900 Unlock MLS
• 2026-03-23 Price Changed $139,000 Unlock MLS
• 2026-02-27 Listed $148,000 Unlock MLS
• 2024-08-28 Sold (MLS) — LERA
• 2024-08-24 Pending — LERA
• 2024-08-06 Price Changed $134,999 LERA
• 2024-08-03 Price Changed $136,999 LERA
• 2024-07-06 Listed $166,999 LERA

Property tax history

+169.8%/yr

Latest (2025): $2,611 · +694.5% YoY. Source: county tax records.