606 Villa Linda · San Antonio, TX 78237

$185,000

3 bd · 2.5 ba · 1,309 sqft · SingleFamily · 27 Days on market

Built 2026 10,236 sqft lot

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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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Charming single-story home located on a quiet street, a great opportunity for homebuyers. This property features a functional layout with spacious living areas, ample natural light, and a generously sized lot. Conveniently located near major highways, shopping, dining, and schools. Ideal opportunity to add your personal touch and make it your own. Don't miss out on this value-packed home!

Key facts

• 0.23 acre lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Located in LOMA AREA 2 ED subdivision

Exterior

• Parking: Attached parking
• Utilities: Water service by SAWS; Sewer provided by city; Electricity by CPS; City garbage service; Connected to water and sewer systems
• Home design: New construction by Brizo
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and cement fiber exterior; Cul-de-sac/Dead-end lot; Level lot; Paved streets with curbs and streetlights

Interior

• Kitchen: Eat-in kitchen (8 x 14)
• Bedrooms: Primary bedroom with walk-in closet and full bath (14 x 15); Bedroom 2 (10 x 10); Bedroom 3 (13 x 10)
• Flooring: Ceramic tile; Linoleum
• Bathrooms: Two full bathrooms and one half bath; Primary bathroom with tub/shower combination (6 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; All window coverings remain; Washer and dryer connections
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $16 ($190/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 $146k (20.9% below list).
• Recommended offer: $146k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Loma Park El (math 11% / reading 22%, grade F, #3,946 of 4,322 statewide, top 92%, 586 students, 98% FRL); Memorial H S (math 22% / reading 29%, grade F, #1,246 of 1,632 statewide, top 77%, 872 students, 92% FRL) — zoned schools average 95% FRL vs 24% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.1% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,426 (20.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.06×
• Total profit: $106,458
• Equity at exit: $166,663

10-year hold

• IRR: 23.2%
• Equity multiple: 7.25×
• Total profit: $323,533
• Equity at exit: $359,414

Cash invested: $51,800 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$970
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $16

Break-even live

Break-even rent $1,444

Max offer price $185,000

Occupancy floor 94%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4535 Lark San Antonio, TX	4.0	2.0	1514	$1,750	$1.16	24d	1	1.05mi
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	43d	1	1.16mi
127 Riverdale Dr San Antonio, TX	3.0	1.0	1032	$1,100	$1.07	12d	1	1.22mi
314 Globe Ave San Antonio, TX	3.0	2.0	936	$1,600	$1.71	2d	1	1.24mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	1.25mi
4767 Lark San Antonio, TX	3.0	1.0	1248	$1,475	$1.18	11d	1	1.29mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	4d	1	1.31mi
351 Overhill Dr Unit MH San Antonio, TX	3.0	1.0	1647	$1,550	$0.94	24d	1	1.32mi
224 Marquette Dr San Antonio, TX	2.0	1.0	984	$1,350	$1.37	24d	1	1.38mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	1.41mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	3d	1	1.42mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,300	$1.53	12d	3	1.42mi
3301 W Woodlawn Ave San Antonio, TX	1.0–2.0	1.0	825	$881	$1.07	24d	3	1.43mi
1046 Hillcrest Dr San Antonio, TX	4.0	2.0	1546	$1,650	$1.07	43d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 27 DOM
2. 2026-06-17
   days on market $185,000 Active 26 DOM
3. 2026-06-16
   days on market $185,000 Active 25 DOM
4. 2026-06-15
   days on market $185,000 Active 24 DOM
5. 2026-06-13
   days on market $185,000 Active 22 DOM
6. 2026-06-12
   days on market $185,000 Active 21 DOM
7. 2026-06-09
   days on market $185,000 Active 18 DOM
8. 2026-06-08
   days on market $185,000 Active 17 DOM
9. 2026-06-08
   days on market $185,000 Active 16 DOM
10. 2026-06-07
    days on market $185,000 Active 15 DOM
11. 2026-06-03
    days on market $185,000 Active 12 DOM
12. 2026-06-02
    statusdays on market $185,000 Active 11 DOM
13. 2026-06-01
    days on market $185,000 New 10 DOM
14. 2026-05-31
    remarks 391-char remark
15. 2026-05-31
    listed $185,000 New 9 DOM

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,261/yr (+$188/mo · 201.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,571
• − Mortgage interest: −$10,363
• − Property taxes: −$1,124
• − Insurance: −$925
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,382
• Taxable loss: −$3,034
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $918/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

+134.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $185,000 LERA
• 2008-10-08 Listing Removed — LERA
• 2008-02-27 Listed $79,000 LERA
• 2007-12-26 Sold (Public Records) — Public Records
• 2006-05-09 Sold (Public Records) — Public Records

Property tax history

-3.4%/yr

Latest (2025): $1,124 · -0.0% YoY. Source: county tax records.