6840 Chert Chase · Elmendorf, TX 78112

$134,999

3 bd · 2.0 ba · 1,192 sqft · Townhouse · 161 Days on market

Built 2025 Good condition 4,791 sqft lot $106/mo HOA · 8% of rent ↓ 17% 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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• 1% rule +4.8/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS TO OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($81/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 $132k (1.9% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.5% in Elmendorf — 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 58/100 on livability (#1,189 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 451 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $710 of equity ($933 loan paydown + $-223 appreciation (-0.2% local appreciation)).
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (17%) 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 $118,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.88×
• Total profit: $-4,476
• Equity at exit: $38,088

10-year hold

• IRR: 3.4%
• Equity multiple: 1.36×
• Total profit: $13,544
• Equity at exit: $44,906

Cash invested: $37,800 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$106
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $7

Break-even live

Break-even rent $1,315

Max offer price $134,999

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $53	+0% $7	+5% $-40	+10% $-87
Rent	-10% $-98	-5% $-45	+0% $7	+5% $59	+10% $111
Rate	-1.0pp $75	-0.5pp $41	base $7	+0.5pp $-28	+1.0pp $-64

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6730 Rosemary Rdg Elmendorf, TX	3.0	2.5	1189	$1,295	$1.09	44d	1	0.03mi
6718 Rosemary Rdg Elmendorf, TX	3.0	2.5	1189	$1,295	$1.09	44d	1	0.03mi
14609 Mudstone PL Elmendorf, TX	4.0	2.0	1483	$1,395	$0.94	4d	1	0.03mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 9 events

1. 2026-05-12
   status Pending 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

2. 2026-05-02
   price $134,999 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

3. 2026-05-01
   status Back on Market 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

4. 2026-03-18
   status Pending 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

5. 2026-03-14
   price $155,999 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

6. 2026-03-12
   price $138,999 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

7. 2026-03-05
   price $140,999 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

8. 2026-03-04
   price $141,999 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

9. 2025-10-18
   listed $161,999 New 442-char remark

   Show marketing remark (442 chars)

   The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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: $15,885
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − HOA: −$1,272
• − Depreciation: −$3,927
• Taxable loss: −$2,118
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $590/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 Cosmetic rehab

This single-level home is in good condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase resale value.
• Resale Bathroom fixtures (if needed) — Upgrading to more modern or energy-efficient fixtures can increase resale value.
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Kitchen appliances (if needed) — Upgrading to more modern or energy-efficient appliances can increase resale value. ↑
• Resale Bathroom fixtures (if needed) — Upgrading to more modern or energy-efficient fixtures can increase resale value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system can attract tenants and reduce maintenance costs. ↑

ⓘ 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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Elmendorf

• Score: 58/100
• State rank: #1189
• US rank: #20804

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,959

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% Tagalog/Filipino 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.17%
• Current HPI: 276.3302
• Rent YoY: —
• Metro: —
• 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

-16.7% since first listed

9 events — show timeline

• 2026-05-12 Pending — LERA
• 2026-05-02 Price Changed $134,999 LERA
• 2026-05-01 Relisted — LERA
• 2026-03-18 Pending — LERA
• 2026-03-14 Price Changed $155,999 LERA
• 2026-03-12 Price Changed $138,999 LERA
• 2026-03-05 Price Changed $140,999 LERA
• 2026-03-04 Price Changed $141,999 LERA
• 2025-10-18 Listed $161,999 LERA