6100 Woodlake Pkwy #706 · San Antonio, TX 78244

$99,000

2 bd · 2.0 ba · 1,128 sqft · Condo public records · 26 Days on market

Built 1984 $419/mo HOA · 30% 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).

• Cash flow +11.0/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6100 Woodlake Pkwy #706 in San Antonio, a comfortable condominium offering 2 bedrooms, 2 full baths, and approximately 1,128 square feet. Built in 1984, this unit provides a practical layout that works well for everyday living, a low-maintenance lifestyle, or an investment opportunity. Enjoy two covered parking spaces, adding extra convenience for owners and guests.

Key facts

• $419 HOA
• 2 garage spots
• Community pool

Tags

• COVERED PARKING SPACES

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA fee covers insurance, grounds and structure maintenance, trash, and water; Community amenities include gated entry and pool; Common grounds/area

Exterior

• Parking: Assigned parking; 2-car garage (covered)
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Single-story; Stucco construction; Concrete and tile roof; Slab foundation
• Construction: Stucco exterior; Concrete and tile roofing; Slab foundation
• Exterior features: Landscaped grounds; Covered and open patio

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Tile and vinyl flooring; Fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $-41 ($-495/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (7.4% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $92k (7.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• 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.
• Zoned schools: Woodlake El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 655 students, 78% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $91,716 (7.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-21,420
• Equity at exit: $14,761

10-year hold

• IRR: -32.3%
• Equity multiple: -0.18×
• Total profit: $-32,784
• Equity at exit: $8,560

Cash invested: $27,720 (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: 193
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$519
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$41
• HOA: −$419
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-41

Break-even live

Break-even rent $1,427

Max offer price $91,716

Occupancy floor 98%

Sensitivity live

Price	-10% $15	-5% $-13	+0% $-41	+5% $-69	+10% $-97
Rent	-10% $-150	-5% $-96	+0% $-41	+5% $13	+10% $67
Rate	-1.0pp $9	-0.5pp $-16	base $-41	+0.5pp $-67	+1.0pp $-93

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Woodlake Pkwy San Antonio, TX	1.0	1.0	910	$1,550	$1.70	45d	1	0.01mi
7117 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	4d	1	0.07mi
6015 Jax Way Unit 102 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.09mi
6011 Jax Way #104 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.10mi
6002 Jax Way #102 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	6d	1	0.10mi
7014 Donovan Way #103 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	19d	1	0.12mi
7105 Micayla Cv #104 San Antonio, TX	3.0	2.5	1245	$1,395	$1.12	45d	1	0.12mi
7105 Micayla Cv #104 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	16d	1	0.12mi
7105 Micayla Cv #104 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	0d	1	0.12mi
7102 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1250	$1,395	$1.12	6d	1	0.13mi
7102 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1250	$1,395	$1.12	0d	1	0.13mi
7010 Donovan Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	0d	1	0.13mi
7010 Donovan Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	6d	1	0.13mi
5822 Golf Bnd Unit 2 San Antonio, TX	3.0	2.5	1325	$1,325	$1.00	45d	1	0.14mi
7219 Golf Way San Antonio, TX	3.0	2.0	1220	$1,195	$0.98	0d	1	0.14mi
5807 Golf Bnd #2 San Antonio, TX	3.0	2.5	1321	$1,200	$0.91	5d	1	0.15mi
5807 Golf Bnd #2 San Antonio, TX	3.0	2.5	1321	$1,200	$0.91	0d	1	0.15mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	22d	1	0.15mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	0d	1	0.15mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.15mi
7222 Golf Way #2 San Antonio, TX	3.0	2.0	1220	$1,300	$1.07	0d	1	0.15mi
6011 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.18mi
6015 Karly Way #101 San Antonio, TX	2.0	2.5	1219	$1,425	$1.17	22d	1	0.19mi
6015 Karly Way #101 San Antonio, TX	2.0	2.5	1219	$1,425	$1.17	0d	1	0.19mi
6015 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.19mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	16d	1	0.19mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	0d	1	0.19mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.19mi
5730 Golf Hts Unit 1 San Antonio, TX	3.0	2.5	1321	$1,300	$0.98	0d	1	0.20mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,245	$0.94	23d	1	0.24mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,295	$0.98	25d	1	0.24mi
7018 Elmbank San Antonio, TX	2.0	1.0	1050	$1,200	$1.14	25d	1	0.25mi
7016 Elmbank San Antonio, TX	2.0	2.0	1193	$1,125	$0.94	5d	1	0.26mi
7017 Silver Cyn Unit 7017-SC San Antonio, TX	2.0	1.0	1055	$1,100	$1.04	45d	1	0.27mi
7323 Golf Vista Blvd San Antonio, TX	2.0	2.0	1100	$1,200	$1.09	25d	1	0.32mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,914	$2.20	22d	10	0.34mi
5613 Lochmoor #2 San Antonio, TX	2.0	1.0	800	$1,050	$1.31	45d	1	0.34mi
5613 Lochmoor #2 San Antonio, TX	2.0	1.0	800	$1,050	$1.31	23d	1	0.34mi
5609 Lochmoor Unit 1 San Antonio, TX	2.0	1.0	800	$825	$1.03	45d	1	0.35mi
5607 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	0.35mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $99,000 Active 26 DOM
2. 2026-06-18
   days on market $99,000 Active 23 DOM
3. 2026-06-17
   days on market $99,000 Active 22 DOM
4. 2026-06-16
   days on market $99,000 Active 21 DOM
5. 2026-06-15
   days on market $99,000 Active 20 DOM
6. 2026-06-13
   days on market $99,000 Active 18 DOM
7. 2026-06-09
   days on market $99,000 Active 14 DOM
8. 2026-06-08
   days on market $99,000 Active 13 DOM
9. 2026-06-07
   days on market $99,000 Active 12 DOM
10. 2026-06-04
    days on market $99,000 Active 9 DOM
11. 2026-06-03
    days on market $99,000 Active 8 DOM
12. 2026-06-02
    days on market $99,000 Active 7 DOM
13. 2026-06-01
    days on market $99,000 Active 6 DOM
14. 2026-05-31
    days on market $99,000 Active 5 DOM
15. 2026-05-21
    listed $99,000 Active
16. 2026-02-18
    soldstatus
17. 2020-10-21
    soldstatus
18. 2018-07-31
    soldstatus
19. 2009-01-05
    soldstatus

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$36/yr (+$3/mo · 2.0%)

ⓘ 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: $16,499
• − Mortgage interest: −$5,546
• − Property taxes: −$1,776
• − Insurance: −$495
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$5,028
• − Depreciation: −$2,880
• Taxable loss: −$1,865
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $-47/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: 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

5 events — show timeline

• 2026-05-21 Listed $99,000 CBMLS
• 2026-02-18 Sold (Public Records) — Public Records
• 2020-10-21 Sold (Public Records) — Public Records
• 2018-07-31 Sold (Public Records) — Public Records
• 2009-01-05 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,776 · -3.1% YoY. Source: county tax records.