6918 Sun Valley Dr · San Antonio, TX 78227

$150,500

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 201 Days on market

Built 1966 10,410 sqft lot $118/sqft · 28% below area Est $209k · 28% under ↓ 6% since listing

---

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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner Lot Beauty, 3 Bedroom, 2 Bath Home. This home features a converted garage that can be used as a 4th bedroom, family room or game room. This home also includes a 5th room that could be used as a guest suite, gym or library. Possibilities are limited less. This house boasts multiple rooms that would make a great group home or home business! 2102222227 for show

Key facts

• 5th room
• Converted garage
• Multiple rooms

Tags

• CONVERTED GARAGE
• 5TH ROOM
• MULTIPLE ROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $65 ($778/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.7%/yr); 30 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/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 $5k 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 201 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 78% 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 $132,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.05% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (median comp): $209,236
• List price: $150,500
• Delta: -28.07%
• 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
6703 Sabine Pass	0.31mi	3/2.0	1,304 (+2%)	6mo	$217,999	$167	77
6914 Port Bay	0.26mi	3/2.0	1,334 (+4%)	6mo	$215,000	$161	75
7010 Palacios Cv	0.35mi	3/2.0	1,304 (+2%)	7mo	$190,000	$146	74
162 Pleasant Vly	0.29mi	4/2.0 (+1)	1,328 (+4%)	5mo	$139,900	$105	71
6286 Apple Vly	0.37mi	3/2.0	1,188 (-7%)	2mo	$99,900	$84	69
122 Pleasant Vly	0.19mi	3/1.0	1,408 (+10%)	1mo	$99,999	$71	69
7019 Heathers	0.42mi	3/2.0	1,345 (+5%)	6mo	$215,000	$160	67
7102 Heathers Pl	0.44mi	3/2.0	1,200 (-6%)	4mo	$210,000	$175	67
6306 Loyola Bch	0.31mi	3/2.5	1,420 (+11%)	3mo	$205,000	$144	62
6302 Deer Vly	0.34mi	3/2.0	1,440 (+13%)	1mo	$245,000	$170	62
7427 Draco Leap	0.55mi	3/2.0	1,380 (+8%)	1mo	$160,000	$116	60
7130 Heathers Pl	0.46mi	3/2.0	1,450 (+14%)	7mo	$199,900	$138	50

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-24,790
• Equity at exit: $22,440

10-year hold

• IRR: -17.2%
• Equity multiple: 0.20×
• Total profit: $-33,765
• Equity at exit: $13,012

Cash invested: $42,140 (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 78227

• Home prices YoY: -5.5%
• Rents YoY: -1.7%
• Active inventory: 30
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$789
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $65

Break-even live

Break-even rent $1,504

Max offer price $150,500

Occupancy floor 91%

Sensitivity live

Price	-10% $150	-5% $107	+0% $65	+5% $22	+10% $-20
Rent	-10% $-60	-5% $2	+0% $65	+5% $128	+10% $190
Rate	-1.0pp $141	-0.5pp $103	base $65	+0.5pp $26	+1.0pp $-14

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: $37,625
• Closing costs: $4,515
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	44d	1	0.07mi
7050 Hallie Rdg San Antonio, TX	4.0	2.0	1620	$1,535	$0.95	13d	1	0.17mi
154 Morning Valley St San Antonio, TX	3.0	2.0	1400	$1,300	$0.93	4d	1	0.21mi
134 Lake Valley St San Antonio, TX	2.0	2.0	940	$1,350	$1.44	44d	1	0.26mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	3d	1	0.38mi
7006 Heathers Way San Antonio, TX	4.0	2.5	1847	$1,850	$1.00	18d	1	0.40mi
7451 Hercules Pt San Antonio, TX	3.0	2.0	1653	$1,795	$1.09	24d	1	0.51mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	44d	1	0.56mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	24d	1	0.60mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	44d	1	0.63mi
7423 Vega Gap San Antonio, TX	4.0	2.0	1572	$2,400	$1.53	45d	1	0.66mi
7639 Hercules Pt San Antonio, TX	3.0	2.0	1180	$1,550	$1.31	44d	1	0.68mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	22d	1	0.73mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	0.76mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	24d	1	0.79mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	15d	1	0.81mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	3d	1	0.82mi
7326 Sirius Mesa San Antonio, TX	4.0	2.0	1691	$1,650	$0.98	24d	1	0.85mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	24d	1	0.86mi
7123 Pandora Way San Antonio, TX	3.0	2.0	1651	$1,561	$0.95	13d	1	0.87mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	5d	1	0.89mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	44d	1	0.89mi
8126 Radiant Star San Antonio, TX	3.0	2.0	1635	$1,700	$1.04	11d	1	0.98mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	13d	1	1.04mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	24d	1	1.13mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	2d	1	1.14mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	17d	7	1.20mi
7323 Perseus Brk San Antonio, TX	4.0	2.5	1832	$1,895	$1.03	44d	1	1.24mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	44d	1	1.26mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	5d	1	1.28mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	44d	1	1.29mi
8423 Brazos Pt San Antonio, TX	3.0	2.0	1647	$1,750	$1.06	3d	1	1.36mi
8414 Piedras Crk San Antonio, TX	4.0	2.0	1560	$1,671	$1.07	44d	1	1.39mi
106 Wayfarer Pl San Antonio, TX	3.0	3.0	1595	$1,850	$1.16	13d	1	1.41mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	18d	1	1.48mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,336	$0.87	5d	1	1.48mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,365	$0.89	24d	1	1.48mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	17d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $150,500 Active 201 DOM
2. 2026-06-18
   days on market $150,500 Active 198 DOM
3. 2026-06-17
   days on market $150,500 Active 197 DOM
4. 2026-06-16
   days on market $150,500 Active 196 DOM
5. 2026-06-15
   days on market $150,500 Active 195 DOM
6. 2026-06-13
   days on market $150,500 Active 193 DOM
7. 2026-06-09
   days on market $150,500 Active 189 DOM
8. 2026-06-08
   days on market $150,500 Active 188 DOM
9. 2026-06-07
   days on market $150,500 Active 187 DOM
10. 2026-06-04
    days on market $150,500 Active 184 DOM
11. 2026-06-03
    days on market $150,500 Active 183 DOM
12. 2026-06-02
    days on market $150,500 Active 182 DOM
13. 2026-06-01
    days on market $150,500 Active 181 DOM
14. 2026-05-31
    days on market $150,500 Active 180 DOM
15. 2026-04-30
    price $150,500 368-char remark

    Show marketing remark (368 chars)

    Corner Lot Beauty, 3 Bedroom, 2 Bath Home. This home features a converted garage that can be used as a 4th bedroom, family room or game room. This home also includes a 5th room that could be used as a guest suite, gym or library. Possibilities are limited less. This house boasts multiple rooms that would make a great group home or home business! 2102222227 for show

16. 2026-04-07
    price $160,000 368-char remark

    Show marketing remark (368 chars)

    Corner Lot Beauty, 3 Bedroom, 2 Bath Home. This home features a converted garage that can be used as a 4th bedroom, family room or game room. This home also includes a 5th room that could be used as a guest suite, gym or library. Possibilities are limited less. This house boasts multiple rooms that would make a great group home or home business! 2102222227 for show

17. 2026-03-10
    price $163,999 368-char remark

    Show marketing remark (368 chars)

    Corner Lot Beauty, 3 Bedroom, 2 Bath Home. This home features a converted garage that can be used as a 4th bedroom, family room or game room. This home also includes a 5th room that could be used as a guest suite, gym or library. Possibilities are limited less. This house boasts multiple rooms that would make a great group home or home business! 2102222227 for show

18. 2025-12-02
    listed $169,000 New 368-char remark

    Show marketing remark (368 chars)

    Corner Lot Beauty, 3 Bedroom, 2 Bath Home. This home features a converted garage that can be used as a 4th bedroom, family room or game room. This home also includes a 5th room that could be used as a guest suite, gym or library. Possibilities are limited less. This house boasts multiple rooms that would make a great group home or home business! 2102222227 for show

19. 2025-10-07
    soldstatus
20. 2025-09-21
    status Pending
21. 2025-09-12
    historical Active Option
22. 2025-09-12
    historical
23. 2025-07-26
    listed $160,000 New
24. 2001-02-22
    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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,036
• − Mortgage interest: −$8,430
• − Property taxes: −$4,036
• − Insurance: −$752
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,378
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,164/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 44,035
• Household income: $51,519
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1773.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 40% White 9% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 47% 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: ▼ -15.94%
• Current HPI: 275.9519
• Rent YoY: ▼ -1.71%
• 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

-5.9% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $150,500 LERA
• 2026-04-07 Price Changed $160,000 LERA
• 2026-03-10 Price Changed $163,999 LERA
• 2025-12-02 Listed $169,000 LERA
• 2025-10-07 Sold (Public Records) — Public Records
• 2025-09-21 Pending — LERA
• 2025-09-12 Contingent — LERA
• 2025-09-12 Listing Removed — LERA
• 2025-07-26 Listed $160,000 LERA
• 2001-02-22 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,036 · +10.0% YoY. Source: county tax records.