6819 Chicken · San Antonio, TX 78252

$189,900

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 132 Days on market

Built 2022 Good condition 4,225 sqft lot $131/sqft · 24% below area Est $249k · 24% under $60/mo HOA · 4% of rent

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Why this score? — see what drove the C 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

Key facts

• 4,225 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $64 ($765/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.4% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + $-3 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 132 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (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; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $249,429
• List price: $189,900
• Delta: -23.87%
• 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
13947 Bull	0.05mi	3/2.0	1,276 (-12%)	2mo	$189,900	$149	76
14076 Wool	0.03mi	4/2.0 (+1)	1,616 (+11%)	2mo	$209,900	$130	73
7250 King Bnd	0.49mi	3/2.0	1,402 (-3%)	1mo	$279,990	$200	71
7243 King Bnd	0.53mi	3/2.0	1,402 (-3%)	2mo	$279,990	$200	68
13930 Silos Mdws	0.23mi	4/2.0 (+1)	1,620 (+12%)	1mo	$217,120	$134	64
13911 Wool Park	0.18mi	4/2.0 (+1)	1,627 (+12%)	2mo	$215,000	$132	64
14014 Piglet Trl	0.19mi	4/2.0 (+1)	1,627 (+12%)	2mo	$210,000	$129	64
7239 King Bnd	0.54mi	3/2.0	1,536 (+6%)	2mo	$295,490	$192	64
7710 Fox Xing	0.68mi	3/2.0	1,412 (-3%)	1mo	$269,990	$191	63
7258 Plow Run	0.42mi	3/2.0	1,300 (-10%)	3mo	$245,000	$188	61
7735 Fox Xing	0.72mi	3/2.0	1,412 (-3%)	3mo	$263,990	$187	60
6266 Desert Aloe	0.54mi	3/2.0	1,642 (+13%)	0mo	$324,990	$198	52

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: -2.6%
• Equity multiple: 0.88×
• Total profit: $-6,491
• Equity at exit: $55,124

10-year hold

• IRR: 1.0%
• Equity multiple: 1.10×
• Total profit: $5,229
• Equity at exit: $66,248

Cash invested: $53,172 (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: 555
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$996
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$79
• HOA: −$60
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $64

Break-even live

Break-even rent $1,620

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $171	-5% $117	+0% $64	+5% $10	+10% $-44
Rent	-10% $-71	-5% $-3	+0% $64	+5% $131	+10% $198
Rate	-1.0pp $159	-0.5pp $112	base $64	+0.5pp $15	+1.0pp $-36

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	25d	1	0.11mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	45d	1	0.13mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	45d	1	0.16mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	45d	1	0.16mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	14d	1	0.18mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	14d	1	0.24mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	14d	1	0.24mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	6d	1	0.28mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,475	$1.02	0d	1	0.28mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	23d	1	0.29mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	23d	1	0.31mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	4d	1	0.31mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	6d	1	0.31mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	6d	1	0.34mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	6d	1	0.35mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	19d	1	0.36mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	25d	1	0.36mi
6612 Arid Way San Antonio, TX	4.0	2.0	1627	$1,895	$1.16	0d	1	0.37mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	45d	1	0.38mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	45d	1	0.39mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	25d	1	0.39mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	45d	1	0.40mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	45d	1	0.41mi
14234 Llama Pl San Antonio, TX	3.0	2.0	1244	$1,500	$1.21	45d	1	0.41mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	25d	1	0.43mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	45d	1	0.43mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	25d	1	0.44mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	0d	1	0.45mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	25d	1	0.45mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	25d	1	0.45mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	25d	1	0.45mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	19d	1	0.47mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	45d	1	0.55mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	25d	1	0.65mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	45d	1	0.73mi
7063 Sycamore Pass San Antonio, TX	4.0	2.0	1866	$1,950	$1.05	22d	1	0.73mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	23d	1	0.74mi
14739 Sycamore Xing San Antonio, TX	4.0	2.0	1734	$2,300	$1.33	6d	1	0.76mi
13518 Hummel Loop San Antonio, TX	3.0	2.5	1625	$1,650	$1.02	0d	1	0.79mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	45d	1	0.85mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 23 events

1. 2026-06-21
   days on market $189,900 Active 132 DOM
2. 2026-06-18
   days on market $189,900 Active 129 DOM
3. 2026-06-17
   days on market $189,900 Active 128 DOM
4. 2026-06-16
   days on market $189,900 Active 127 DOM
5. 2026-06-15
   days on market $189,900 Active 126 DOM
6. 2026-06-13
   days on market $189,900 Active 124 DOM
7. 2026-06-09
   days on market $189,900 Active 120 DOM
8. 2026-06-08
   days on market $189,900 Active 119 DOM
9. 2026-06-07
   days on market $189,900 Active 118 DOM
10. 2026-06-04
    days on market $189,900 Active 115 DOM
11. 2026-06-03
    days on market $189,900 Active 114 DOM
12. 2026-06-02
    days on market $189,900 Active 113 DOM
13. 2026-06-02
    days on market $189,900 Active 112 DOM
14. 2026-05-31
    days on market $189,900 Active 111 DOM
15. 2026-05-16
    price $189,900 431-char remark

    Show marketing remark (431 chars)

    Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

16. 2026-05-02
    price $199,950 431-char remark

    Show marketing remark (431 chars)

    Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

17. 2026-04-10
    price $204,900 431-char remark

    Show marketing remark (431 chars)

    Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

18. 2026-03-06
    price $210,000 431-char remark

    Show marketing remark (431 chars)

    Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

19. 2026-02-09
    listed $215,000 New 431-char remark

    Show marketing remark (431 chars)

    Welcome to this pristine 3-bedroom, 2-bathroom ranch, ideally located in a sought-after newer subdivision. The home offers a completely move-in ready experience, featuring a modern layout designed for easy and comfortable living. Enjoy the peace of mind that comes with a newer community while appreciating the convenience of a single-story design. This is the perfect opportunity to settle into a stylish and low-maintenance home.

20. 2024-02-11
    historical $1,604
21. 2023-10-29
    price $1,604
22. 2023-08-18
    price $1,750
23. 2023-07-29
    listed $1,795

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,737/yr (+$145/mo · 100.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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: $20,408
• − Mortgage interest: −$10,637
• − Property taxes: −$1,738
• − Insurance: −$950
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$720
• − Depreciation: −$5,524
• Taxable loss: −$2,426
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,347/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 80/100 None rehab

This move-in ready, modern ranch home in a sought-after subdivision offers a good condition with minimal maintenance required. Potential buyers and renters will appreciate the fresh paint and curb appeal improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add smart home features — Improves convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add smart home features — Improves convenience and can increase both resale and rental 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: 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

+10479.4% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $189,900 LERA
• 2026-05-02 Price Changed $199,950 LERA
• 2026-04-10 Price Changed $204,900 LERA
• 2026-03-06 Price Changed $210,000 LERA
• 2026-02-09 Listed $215,000 LERA
• 2024-02-11 Rental Removed $1,604 RENTLY
• 2023-10-29 Price Changed $1,604 RENTLY
• 2023-08-18 Price Changed $1,750 RENTLY
• 2023-07-29 Listed for Rent $1,795 RENTLY

Property tax history

+12.9%/yr

Latest (2025): $1,738 · -58.4% YoY. Source: county tax records.