6119 Lauras Farm · San Antonio, TX 78244

$189,000

4 bd · 2.0 ba · 1,441 sqft · SingleFamily public records · 34 Days on market

Built 2001 5,488 sqft lot $131/sqft · 13% below area Est $218k · 13% under

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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 +13.5/15.0
• Cash flow +7.9/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 4 bedroom home in sought after San Antonio location. This cute kitchen has updated counters and included Discover a bright interior w/ neutral tile floors and plush carpet in all the right places.appliances. Relax in your primary suite, complete with a sizable closet, and an en suite bathroom. Relax with your favorite drink in the fenced in backyard with lush grass, and great potential for adding personal touches. Call today! "This home has been virtually staged to illustrate its potential."

Key facts

• Fenced backyard
• 5,488 sq ft lot
• Built 2001

Tags

• FENCED BACKYARD
• QUIET DEAD-END STREET
• EASY ACCESS TO RANDOLPH AFB

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Subdivision: Highland Farms / Highland Farms III

Exterior

• Utilities: Water service (SAWS); Sewer system; Gas supplied by CPS; Electricity supplied by CPS
• Home design: Pre-owned single-family residence; Approximately 25 years old
• Construction: Stone/rock and stucco exterior; Slab foundation; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: 12 x 15 kitchen; Stove/Range; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom with ceiling fan and full bath (11 x 14); Bedroom 2 (8 x 10); Bedroom 3 (9 x 10); Bedroom 4 (9 x 12)
• Flooring: Carpeting; Ceramic tile flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination and single vanity (5 x 8)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Some window coverings remain; One living area
• Laundry & utility: Washer and dryer included; Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (10.3% below list).
• Recommended offer: $154k (18.8% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: William Paschall El (math 16% / reading 29%, grade F, #3,311 of 4,322 statewide, top 77%, 739 students, 98% 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 89% FRL vs 57% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 187 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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

• Watch-outs: property tax is 3.0% of price.
• 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 $153,539 (18.8% 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 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.90% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 9.3

CMA / ARV

• ARV (median comp): $217,862
• List price: $189,000
• Delta: -13.25%
• 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
4738 Georges Farm	0.11mi	3/2.0 (-1)	1,471 (+2%)	1mo	$199,500	$136	86
6011 Meadow Sunrise Dr	0.28mi	3/2.0 (-1)	1,521 (+6%)	1mo	$150,000	$99	72
5807 Summer Fest	0.40mi	4/2.0	1,352 (-6%)	2mo	$180,000	$133	70
6106 Lauras Farm	0.04mi	3/2.0 (-1)	1,636 (+14%)	2mo	$213,000	$130	68
4141 Sunrise Cove Dr	0.40mi	3/2.5 (-1)	1,478 (+3%)	3mo	$125,000	$85	68
5815 Rolling Gln	0.54mi	3/2.0 (-1)	1,510 (+5%)	2mo	$242,000	$160	60
5842 Sun Farm	0.39mi	3/2.0 (-1)	1,256 (-13%)	3mo	$210,000	$167	53
4418 Lehman	0.75mi	4/2.0	1,331 (-8%)	1mo	$189,900	$143	52
6002 Glacier Sun	0.72mi	3/2.0 (-1)	1,344 (-7%)	1mo	$165,000	$123	50
5722 Jones Fall Dr	0.62mi	3/2.0 (-1)	1,575 (+9%)	1mo	$150,000	$95	50
6719 Fair Lk	0.69mi	4/2.0	1,621 (+12%)	3mo	$215,000	$133	45
6617 Richland Pl	0.64mi	3/2.0 (-1)	1,653 (+15%)	2mo	$232,500	$141	39

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: -27.0%
• Equity multiple: 0.11×
• Total profit: $-46,997
• Equity at exit: $28,181

10-year hold

• IRR: -37.4%
• Equity multiple: -0.35×
• Total profit: $-71,428
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$991
• Tax from tax record: −$471 /mo · $5,649/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-201

Break-even live

Break-even rent $1,950

Max offer price $153,539

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4807 Georges Farm San Antonio, TX	3.0	2.0	1008	$1,295	$1.28	44d	1	0.11mi
4411 Mystic Sunrise Dr San Antonio, TX	3.0	2.0	1120	$2,000	$1.79	24d	1	0.16mi
4618 Todds Farm San Antonio, TX	3.0	2.0	1752	$1,750	$1.00	11d	1	0.17mi
4922 Celtic Cor San Antonio, TX	3.0	2.0	1610	$1,550	$0.96	24d	1	0.21mi
5990 Catalina Sunrise Dr San Antonio, TX	4.0	3.0	1600	$1,600	$1.00	2d	1	0.21mi
4727 Gavlick Farm San Antonio, TX	3.0	2.0	1189	$1,425	$1.20	44d	1	0.22mi
4711 Gavlick Farm San Antonio, TX	3.0	1.0	975	$1,250	$1.28	44d	1	0.24mi
5910 Summer Fest Dr San Antonio, TX	3.0	2.5	1812	$2,150	$1.19	44d	1	0.27mi
5146 Fountain Hl San Antonio, TX	4.0	2.0	1835	$1,550	$0.84	24d	1	0.36mi
4803 Highland Farm San Antonio, TX	3.0	2.0	1428	$880	$0.62	20d	1	0.36mi
5846 Sun Farm San Antonio, TX	3.0	2.0	1168	$1,425	$1.22	24d	1	0.37mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	44d	1	0.44mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	44d	1	0.47mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	2d	1	0.49mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	44d	1	0.49mi
6222 Fieldrun San Antonio, TX	3.0	2.5	1831	$2,000	$1.09	24d	1	0.51mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	44d	1	0.57mi
5727 Jones Fall Dr San Antonio, TX	3.0	2.0	1544	$1,495	$0.97	24d	1	0.57mi
4047 Indian Sunrise San Antonio, TX	3.0	1.0	1089	$1,150	$1.06	44d	1	0.59mi
5911 Rolling Gln San Antonio, TX	3.0	2.0	1512	$1,600	$1.06	24d	1	0.59mi
4439 Misty Springs Dr San Antonio, TX	3.0	2.5	1591	$1,495	$0.94	12d	1	0.61mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	44d	1	0.61mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	24d	1	0.63mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	44d	1	0.64mi
6026 Bluestem Way San Antonio, TX	3.0	2.0	1510	$1,697	$1.12	4d	1	0.64mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	0.64mi
6231 Antares San Antonio, TX	3.0	2.5	1822	$1,750	$0.96	16d	1	0.65mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	44d	1	0.66mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	0.67mi
6718 Cypress Lake Dr San Antonio, TX	5.0	2.5	1842	$1,900	$1.03	15d	1	0.69mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	44d	1	0.70mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	0.71mi
5607 Lakebend West Dr San Antonio, TX	3.0	2.0	1210	$1,249	$1.03	44d	1	0.72mi
6734 Summer Fest Dr Unit 128 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.73mi
4203 Misty Springs Dr San Antonio, TX	3.0	2.5	1525	$1,495	$0.98	24d	1	0.73mi
6734 Summer Fest Dr Unit 150 San Antonio, TX	3.0	2.5	1225	$1,575	$1.29	15d	1	0.74mi
6734 Summer Fest Dr Unit 148 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	15d	1	0.74mi
6734 Summer Fest Dr Unit 114 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	15d	1	0.74mi
6734 Summer Fest Dr Unit 108 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.74mi
6734 Summer Fest Dr Unit 130 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	24d	1	0.74mi

Listing history 25 events

1. 2026-06-18
   days on market $189,000 Active 34 DOM
2. 2026-06-17
   days on market $189,000 Active 33 DOM
3. 2026-06-16
   days on market $189,000 Active 32 DOM
4. 2026-06-15
   days on market $189,000 Active 31 DOM
5. 2026-06-13
   days on market $189,000 Active 29 DOM
6. 2026-06-09
   days on market $189,000 Active 25 DOM
7. 2026-06-08
   days on market $189,000 Active 24 DOM
8. 2026-06-07
   days on market $189,000 Active 23 DOM
9. 2026-06-04
   days on market $189,000 Active 20 DOM
10. 2026-06-03
    days on market $189,000 Active 19 DOM
11. 2026-06-02
    days on market $189,000 Active 18 DOM
12. 2026-06-01
    days on market $189,000 Active 17 DOM
13. 2026-05-31
    days on market $189,000 Active 16 DOM
14. 2026-05-15
    listed $189,000 New 781-char remark
15. 2025-12-31
    historical
16. 2025-10-23
    listed $249,999 New
17. 2022-01-13
    soldstatus
18. 2022-01-12
    soldstatus Sold

    Show marketing remark (516 chars)

    Fantastic 4 bedroom home in sought after San Antonio location. This cute kitchen has updated counters and included Discover a bright interior w/ neutral tile floors and plush carpet in all the right places.appliances. Relax in your primary suite, complete with a sizable closet, and an en suite bathroom. Relax with your favorite drink in the fenced in backyard with lush grass, and great potential for adding personal touches. Call today! "This home has been virtually staged to illustrate its potential."

19. 2021-12-07
    status Pending

    Show marketing remark (516 chars)

    Fantastic 4 bedroom home in sought after San Antonio location. This cute kitchen has updated counters and included Discover a bright interior w/ neutral tile floors and plush carpet in all the right places.appliances. Relax in your primary suite, complete with a sizable closet, and an en suite bathroom. Relax with your favorite drink in the fenced in backyard with lush grass, and great potential for adding personal touches. Call today! "This home has been virtually staged to illustrate its potential."

20. 2021-11-27
    listed $210,000 New

    Show marketing remark (516 chars)

    Fantastic 4 bedroom home in sought after San Antonio location. This cute kitchen has updated counters and included Discover a bright interior w/ neutral tile floors and plush carpet in all the right places.appliances. Relax in your primary suite, complete with a sizable closet, and an en suite bathroom. Relax with your favorite drink in the fenced in backyard with lush grass, and great potential for adding personal touches. Call today! "This home has been virtually staged to illustrate its potential."

21. 2021-10-29
    soldstatus
22. 2006-09-12
    soldstatus
23. 2006-09-08
    soldstatus
24. 2006-06-07
    listed $104,999
25. 2003-09-04
    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: $5,649 · $471/mo
• Projected year-2 tax: $5,649 · $471/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,353
• − Mortgage interest: −$10,587
• − Property taxes: −$5,649
• − Insurance: −$945
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$5,498
• Taxable loss: −$5,583
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $-1,069/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

• 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): 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

+80.0% since first listed

12 events — show timeline

• 2026-05-15 Listed $189,000 LERA
• 2025-12-31 Listing Removed — LERA
• 2025-10-23 Listed $249,999 LERA
• 2022-01-13 Sold (Public Records) — Public Records
• 2022-01-12 Sold (MLS) — LERA
• 2021-12-07 Pending — LERA
• 2021-11-27 Listed $210,000 LERA
• 2021-10-29 Sold (Public Records) — Public Records
• 2006-09-12 Sold (Public Records) — Public Records
• 2006-09-08 Sold (MLS) — LERA
• 2006-06-07 Listed $104,999 LERA
• 2003-09-04 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $5,649 · -1.2% YoY. Source: county tax records.