7151 Woodlake Pkwy #128 · San Antonio, TX 78218

$50,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 14 Days on market

Built 2004 $32/sqft · 68% below area $750/mo HOA · 46% of rent

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Why this score? — see what drove the B- 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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice Manufactured home located in the desirable Woodlake Estates neighborhood. Located just minutes from I-35, Rittiman, Walzem Rd, and Downtown. This home features 4 Bedrooms, with a large Master Bedroom and Bath. Home has a spacious living area and kitchen. The home offers a storage shed on the property.

Key facts

• Storage shed
• Built 2004
• Listed 14 days

Tags

• WOODLAKE ESTATES NEIGHBORHOOD
• STORAGE SHED

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment assistance resources not indicated
• HOA & community: Mandatory HOA; HOA fee $750 per month; Association transfer fee $150; Subdivision: Woodlake Estates

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Gas supplied by CPS Energy; Electricity supplied by CPS Energy; Water supplied by SAWS; Sewer supplied by SAWS; Garbage service by CPS; Water and sewer systems present
• Home design: Pre-owned property; Approximately 22 years old
• Construction: Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (approx. 12 x 10)
• Bedrooms: Master bedroom on lower level with ceiling fan (approx. 14 x 15); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 10); Bedroom 4 (approx. 10 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower (approx. 10 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living and dining room combination; All window coverings remain
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 10.2% 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 falling (-5.6%/yr); 131 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).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• 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 $50,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.27% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 2.6

CMA / ARV

• ARV (median comp): $156,000
• List price: $50,000
• Delta: -67.95%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-1,898
• Equity at exit: $7,455

10-year hold

• IRR: -8.6%
• Equity multiple: 0.67×
• Total profit: $-4,602
• Equity at exit: $4,323

Cash invested: $14,000 (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 78218

• Home prices YoY: -16.1%
• Rents YoY: -5.6%
• Active inventory: 131
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$262
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$21
• HOA: −$750
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $165

Break-even live

Break-even rent $1,425

Max offer price $50,000

Occupancy floor 85%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7151 Woodlake Pkwy San Antonio, TX	3.0	2.0	1624	$1,300	$0.80	43d	1	0.02mi
7151 Woodlake Pkwy San Antonio, TX	3.0–4.0	2.0	1528	$1,679	$1.10	1d	1	0.03mi
7426 Circle Farm San Antonio, TX	3.0	2.5	1572	$1,525	$0.97	43d	1	0.15mi
7431 Cedar Farm San Antonio, TX	3.0	2.5	2175	$1,700	$0.78	23d	1	0.17mi
7831 Hedrick Farm San Antonio, TX	3.0	3.0	1556	$1,560	$1.00	12d	1	0.27mi
6647 Arbor Farm San Antonio, TX	3.0	2.5	1807	$1,780	$0.99	2d	1	0.27mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,485	$1.03	3d	1	0.28mi
4943 Mesa Bonita San Antonio, TX	3.0	2.0	1992	$1,760	$0.88	4d	1	0.29mi
6903 Cozy Run San Antonio, TX	3.0	2.0	1243	$1,550	$1.25	14d	1	0.33mi
6734 Benke Farm San Antonio, TX	3.0	2.5	1914	$1,490	$0.78	43d	1	0.33mi
4807 Heather Pass San Antonio, TX	3.0	2.5	1554	$1,475	$0.95	23d	1	0.38mi
4807 Heather Pass San Antonio, TX	3.0	2.5	1554	$1,475	$0.95	10d	1	0.38mi
4903 Orchid Star San Antonio, TX	3.0	2.0	1737	$1,590	$0.92	23d	1	0.43mi
4822 Orchid Star San Antonio, TX	3.0	2.5	1450	$1,435	$0.99	23d	1	0.44mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	4d	1	0.48mi
6026 Cielo Rnch San Antonio, TX	3.0	2.0	1800	$1,800	$1.00	43d	1	0.51mi
7238 Winding Fence San Antonio, TX	4.0	2.0	1627	$1,695	$1.04	21d	1	0.52mi
7218 Winding Finger San Antonio, TX	4.0	2.0	1627	$1,645	$1.01	43d	1	0.55mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	43d	1	0.56mi
7238 Azalea Sq San Antonio, TX	3.0	3.0	1547	$1,650	$1.07	43d	1	0.58mi
7238 Azalea Sq San Antonio, TX	3.0	2.5	1547	$1,550	$1.00	4d	1	0.58mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	23d	1	0.59mi
7528 Oak Chase San Antonio, TX	3.0	2.0	1138	$995	$0.87	43d	1	0.59mi
7006 Winding Draw San Antonio, TX	4.0	2.5	1687	$1,699	$1.01	43d	1	0.60mi
6126 Plumbago Pl San Antonio, TX	3.0	2.0	1436	$1,595	$1.11	43d	1	0.60mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	14d	1	0.65mi
7545 Windsor Oaks San Antonio, TX	4.0	2.0	1300	$1,095	$0.84	43d	1	0.66mi
7543 Windsor Oaks San Antonio, TX	3.0	2.0	1300	$1,095	$0.84	23d	1	0.66mi
7568 Windsor Oaks Unit 7572 San Antonio, TX	3.0	2.0	1150	$1,250	$1.09	4d	1	0.67mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	20d	1	0.68mi
7613 Oak Chase San Antonio, TX	3.0	2.0	1200	$1,100	$0.92	43d	1	0.69mi
6507 Dancing Ct San Antonio, TX	3.0	2.5	1562	$1,500	$0.96	43d	1	0.70mi
7636 Oak Chase Unit 1 San Antonio, TX	3.0	2.0	1200	$1,255	$1.05	43d	1	0.72mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	43d	1	0.74mi
7650 Oak Chase Unit 7650 San Antonio, TX	4.0	2.0	1250	$1,650	$1.32	43d	1	0.75mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.76mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	10d	1	0.76mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.76mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	10d	1	0.76mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,569	$1.04	16d	1	0.77mi

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 1 events

1. 2026-05-12
   listed $50,000 New 310-char remark

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,116 · $93/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,605
• − Mortgage interest: −$2,801
• − Property taxes: −$1,116
• − Insurance: −$250
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − HOA: −$9,000
• − Depreciation: −$1,455
• Taxable income: $1,847
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $1,533/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): 39,428
• Household income: $57,285
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2508.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 25% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 60% English-only · Spanish 34% Vietnamese 1% Other Asian/Pacific 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: ▼ -52.17%
• Current HPI: 271.2807
• Rent YoY: ▼ -5.56%
• 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

2 events — show timeline

• 2026-05-28 Listing Removed — LERA
• 2026-05-12 Listed $50,000 LERA

Property tax history

+3.5%/yr

Latest (2025): $1,116 · +12.2% YoY. Source: county tax records.