6307 Waddesdon Wood · San Antonio, TX 78233

$199,000

4 bd · 4.0 ba · 2,116 sqft · SingleFamily public records · 95 Days on market

Built 1984 6,882 sqft lot $94/sqft · 32% below area Est $294k · 32% under ↓ 12% 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

Key facts

• Open living areas
• One story duplex
• Single story layout

Tags

• ONE STORY DUPLEX
• SINGLE STORY LAYOUT
• OPEN LIVING AREAS
• PRACTICAL FLOOR PLANS

🏷️ Possibly a rental listed for sale. The $199,000 price doesn't fit this home's estimated sale value (~$294,162) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-80 ($-959/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.1% below list).
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 32% of the median local income ($76k/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 $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 95 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% 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 $181,090 (9.0% 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 95 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 8.1

CMA / ARV

• ARV (median comp): $294,162
• List price: $199,000
• Delta: -32.35%
• 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
6047 Calgary Park	0.27mi	3/2.5 (-1)	2,059 (-3%)	4mo	$359,990	$175	69
14906 Ridge Hl	0.40mi	3/2.0 (-1)	2,074 (-2%)	5mo	$239,000	$115	61
13914 Villa Camino	0.57mi	4/2.5	2,042 (-4%)	5mo	$269,900	$132	57
6603 Raintree Frst	0.64mi	4/2.5	2,145 (+1%)	6mo	$252,500	$118	57
14919 Summer Susie	0.38mi	4/2.5	1,799 (-15%)	2mo	$255,000	$142	50
6403 Gray Rdg	0.38mi	4/2.5	1,799 (-15%)	4mo	$259,900	$144	48
15047 Kamary Ln	0.62mi	4/2.5	1,901 (-10%)	0mo	$315,000	$166	48
6406 Ruffled Grouse	0.46mi	3/2.5 (-1)	1,877 (-11%)	2mo	$255,000	$136	47
5904 Spring Vly	0.54mi	3/2.0 (-1)	2,233 (+6%)	8mo	$285,000	$128	46
5705 Pineway St	0.64mi	4/2.0	1,855 (-12%)	0mo	$300,000	$162	41
14627 Highland Rdg	0.73mi	4/2.0	1,868 (-12%)	1mo	$265,000	$142	37
6723 Raintree Frst	0.74mi	4/2.0	1,827 (-14%)	1mo	$189,000	$103	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.23×
• Total profit: $-43,086
• Equity at exit: $29,672

10-year hold

• IRR: -32.9%
• Equity multiple: -0.19×
• Total profit: $-66,253
• Equity at exit: $17,206

Cash invested: $55,720 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$564 /mo · $6,774/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-80

Break-even live

Break-even rent $2,140

Max offer price $184,889

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-24	+0% $-80	+5% $-136	+10% $-193
Rent	-10% $-241	-5% $-160	+0% $-80	+5% $1	+10% $81
Rate	-1.0pp $20	-0.5pp $-29	base $-80	+0.5pp $-131	+1.0pp $-184

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13934 Mission Vly San Antonio, TX	3.0	2.0	1762	$1,900	$1.08	5d	1	0.44mi
14311 Arrowood San Antonio, TX	3.0	2.0	1409	$2,100	$1.49	24d	1	0.49mi
14338 Ridge Point Dr San Antonio, TX	3.0	2.0	1599	$2,150	$1.34	24d	1	0.52mi
5679 Wood Oak San Antonio, TX	4.0	2.0	1692	$2,250	$1.33	44d	1	0.62mi
6510 Ridge Creek Dr San Antonio, TX	3.0	2.0	1583	$1,750	$1.11	24d	1	0.62mi
6710 Comanche Band San Antonio, TX	5.0	2.5	2683	$2,600	$0.97	13d	1	0.63mi
6710 Comanche Band Unit NA San Antonio, TX	5.0	2.5	2685	$2,700	$1.01	24d	1	0.63mi
5922 Spring Buck San Antonio, TX	3.0	2.0	1813	$1,850	$1.02	13d	1	0.81mi
5858 Spring Sq San Antonio, TX	3.0	2.5	1587	$1,575	$0.99	11d	1	0.86mi
6839 Raintree Frst San Antonio, TX	3.0	2.0	1550	$1,569	$1.01	24d	1	0.88mi
5904 Creekway San Antonio, TX	3.0	2.0	2058	$1,900	$0.92	15d	1	0.93mi
14423 Devout San Antonio, TX	3.0	2.5	2042	$2,300	$1.13	8d	1	0.94mi
6111 Quail Feather Ln San Antonio, TX	3.0	2.5	1456	$1,895	$1.30	21d	1	0.95mi
7011 Raintree Frst San Antonio, TX	3.0	2.0	1500	$1,750	$1.17	24d	1	1.01mi
6106 Rio Piedra Dr San Antonio, TX	3.0	2.0	1734	$1,975	$1.14	4d	1	1.02mi
7338 Raintree Frst San Antonio, TX	4.0	2.5	2961	$2,495	$0.84	15d	1	1.03mi
15310 Spring Land San Antonio, TX	4.0	2.5	2250	$2,200	$0.98	24d	1	1.04mi
6814 Knights Hvn Live Oak, TX	4.0	2.5	2527	$2,200	$0.87	24d	1	1.05mi
6239 Alta Puerta San Antonio, TX	3.0	2.5	2084	$2,200	$1.06	17d	1	1.05mi
7322 Raintree Frst San Antonio, TX	3.0	2.0	1467	$1,690	$1.15	3d	1	1.08mi
7122 Teton Rdg San Antonio, TX	3.0	2.0	1518	$1,850	$1.22	24d	1	1.09mi
5507 Christina Path San Antonio, TX	4.0	2.5	1747	$1,600	$0.92	8d	1	1.10mi
14443 Mountainside Rdg San Antonio, TX	3.0	2.5	2195	$1,695	$0.77	24d	1	1.10mi
15911 Gino Park San Antonio, TX	3.0	2.0	1463	$1,656	$1.13	22d	1	1.11mi
16510 Paso Rio Crk San Antonio, TX	4.0	3.0	2236	$3,050	$1.36	13d	1	1.12mi
16331 Boulder Pass St San Antonio, TX	4.0	2.0	1510	$1,995	$1.32	24d	1	1.13mi
12923 Parton Ln San Antonio, TX	3.0	2.0	1568	$1,600	$1.02	24d	1	1.14mi
14406 Staghorn Gate San Antonio, TX	3.0	2.5	2144	$2,300	$1.07	44d	1	1.15mi
6414 Nathan Hale St San Antonio, TX	3.0	2.0	1599	$1,850	$1.16	24d	1	1.15mi
6839 Loma Blanca San Antonio, TX	4.0	3.0	2405	$2,205	$0.92	4d	1	1.17mi
16330 Elk Hollow St San Antonio, TX	3.0	2.0	1580	$1,795	$1.14	4d	1	1.18mi
6626 Clovis Ct San Antonio, TX	3.0	2.5	1884	$1,675	$0.89	21d	1	1.19mi
12926 Thomas Sumter St San Antonio, TX	4.0	2.5	2860	$2,100	$0.73	3d	1	1.23mi
12926 Thomas Sumter St Unit 78233 San Antonio, TX	4.0	2.5	2860	$2,375	$0.83	44d	1	1.23mi
16519 Front Royal St San Antonio, TX	4.0	2.0	1790	$1,895	$1.06	5d	1	1.23mi
5214 Charolais Dr San Antonio, TX	3.0	2.0	1412	$2,000	$1.42	44d	1	1.26mi
6011 Higbee Ml San Antonio, TX	4.0	2.5	2897	$2,250	$0.78	5d	1	1.28mi
5119 Stormy Skies San Antonio, TX	3.0	2.0	1623	$1,900	$1.17	24d	1	1.28mi
6730 Nora Vista Way San Antonio, TX	3.0	2.0	1716	$1,895	$1.10	5d	1	1.30mi
5231 Stormy Trl San Antonio, TX	3.0	2.0	1623	$1,895	$1.17	24d	1	1.30mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $199,000 Pending 95 DOM
2. 2026-06-04
   days on market $199,000 Active Option 94 DOM
3. 2026-06-03
   days on market $199,000 Active Option 93 DOM
4. 2026-06-02
   days on market $199,000 Active Option 92 DOM
5. 2026-06-01
   days on market $199,000 Active Option 91 DOM
6. 2026-05-31
   days on market $199,000 Active Option 90 DOM
7. 2026-05-05
   historical Active Option 1021-char remark

   Show marketing remark (1021 chars)

   Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

8. 2026-04-22
   price $265,000 1021-char remark

   Show marketing remark (1021 chars)

   Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

9. 2026-03-20
   price $280,000 1021-char remark

   Show marketing remark (1021 chars)

   Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

10. 2026-03-10
    price $290,000 1021-char remark

    Show marketing remark (1021 chars)

    Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

11. 2026-03-02
    listed $300,000 New 1021-char remark

    Show marketing remark (1021 chars)

    Excellent investment opportunity-a well-designed one-story duplex offering strong rental appeal and long-term upside. Each unit features 2 bedrooms, 2 full bathrooms, and a cozy fireplace, providing comfortable, functional living spaces that tenants appreciate. The single-story layout adds convenience and broad market appeal, making the property attractive to a wide range of renters. The open living areas create an inviting atmosphere, while the fireplace adds warmth and character-an uncommon and desirable feature in rental properties. With practical floor plans and manageable unit sizes, this duplex is positioned for steady occupancy and consistent cash flow. Whether you're looking to expand your portfolio or secure a solid entry into investment real estate, this property offers flexibility: lease both units for income or occupy one side while renting the other. A smart addition to any investor's strategy, this property combines functionality, tenant appeal, and income potential in one compelling package.

12. 1989-05-01
    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: $6,774 · $564/mo
• Projected year-2 tax: $6,774 · $564/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,472
• − Mortgage interest: −$11,147
• − Property taxes: −$6,774
• − Insurance: −$995
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$5,789
• Taxable loss: −$4,148
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $37/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

-11.7% since first listed

6 events — show timeline

• 2026-05-05 Contingent — LERA
• 2026-04-22 Price Changed $265,000 LERA
• 2026-03-20 Price Changed $280,000 LERA
• 2026-03-10 Price Changed $290,000 LERA
• 2026-03-02 Listed $300,000 LERA
• 1989-05-01 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $6,774 · +1.0% YoY. Source: county tax records.