75 Wayside Dr · San Antonio, TX 78213

$135,800

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 23 Days on market

Built 1956 Est $220k · 38% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +0.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Value ALL BILLS PAID! This apartment home includes its own private porch and entrance. Mature trees and landscaping in neighborhood. Large bedrooms, spacious living space. This is a great deal! Close to IH-410, shopping, and entertainment.

Key facts

• Private porch
• Landscaping
• Own entrance

Tags

• PRIVATE PORCH
• OWN ENTRANCE
• MATURE TREES
• LANDSCAPING
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT

Property features AI

Exterior

• Home design: Built in 1956
• Construction: Original construction from 1956
• Exterior features: Located in the Greater Dellview subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $134k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 falling (-7.3%/yr); 104 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/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 $939 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $133,763 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.18
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $219,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Adrian Dr	0.36mi	4/2.0 (+1)	1,540 (-1%)	4mo	$215,000	$140	73
1815 Montview	0.32mi	3/2.0	1,430 (-8%)	2mo	$247,000	$173	70
602 Craigmont	0.19mi	3/1.0	1,385 (-11%)	1mo	$225,000	$162	68
255 Trudell Dr	0.52mi	4/2.0 (+1)	1,569 (+1%)	2mo	$209,000	$133	68
1919 Arroya Vis	0.32mi	3/2.0	1,394 (-10%)	9mo	$230,000	$165	60
635 Edgebrook Ln	0.65mi	3/2.0	1,446 (-7%)	1mo	$195,000	$135	57
1503 Arroya Vis	0.45mi	4/2.0 (+1)	1,637 (+5%)	10mo	$285,000	$174	57
119 Oxford Dr	0.53mi	3/1.5	1,433 (-8%)	4mo	$189,000	$132	57
538 Gilbert Ln	0.34mi	3/2.0	1,775 (+14%)	6mo	$145,360	$82	56
431 Pilgrim	0.73mi	3/2.0	1,457 (-6%)	1mo	$205,000	$141	55
235 Saratoga Dr	0.53mi	3/1.0	1,365 (-12%)	3mo	$199,000	$146	48
307 Cherry Rdg	0.58mi	4/2.0 (+1)	1,332 (-14%)	8mo	$115,000	$86	37

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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-18,120
• Equity at exit: $20,248

10-year hold

• IRR: -11.7%
• Equity multiple: 0.41×
• Total profit: $-22,351
• Equity at exit: $11,742

Cash invested: $38,024 (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 78213

• Rents YoY: -7.3%
• Active inventory: 104
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$712
• Tax from tax record: −$350 /mo · $4,195/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $132

Break-even live

Break-even rent $1,416

Max offer price $135,800

Occupancy floor 87%

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: $33,950
• Closing costs: $4,074
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Pilgrim Dr San Antonio, TX	4.0	2.0	1318	$1,800	$1.37	43d	1	0.19mi
518 Dresden Dr San Antonio, TX	3.0	2.0	1305	$1,395	$1.07	14d	1	0.23mi
139 Trudell Dr San Antonio, TX	4.0	1.0	1252	$1,350	$1.08	43d	1	0.37mi
434 Schmeltzer Ln San Antonio, TX	3.0	1.0	1248	$1,495	$1.20	14d	1	0.38mi
210 Dryden San Antonio, TX	3.0	1.0	1177	$1,600	$1.36	43d	1	0.42mi
138 Shady Rill San Antonio, TX	3.0	2.0	1585	$1,600	$1.01	23d	1	0.52mi
1550 Jackson Keller Rd San Antonio, TX	1.0–2.0	1.0–2.0	1100	$1,757	$1.60	3d	13	0.59mi
1550 Jackson Keller Rd Unit 710 San Antonio, TX	2.0	2.0	1221	$1,263	$1.03	10d	1	0.59mi
1602 Jackson Keller Rd San Antonio, TX	1.0–3.0	1.0–2.0	975	$1,416	$1.45	20d	1	0.59mi
318 Avalon St San Antonio, TX	3.0	2.0	1058	$1,600	$1.51	23d	1	0.62mi
97 Denton Dr San Antonio, TX	3.0	2.0	1672	$1,750	$1.05	23d	1	0.68mi
2323 Spicewood San Antonio, TX	3.0	1.0	1165	$1,550	$1.33	43d	1	0.69mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	43d	1	0.69mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	23d	1	0.69mi
275 Greenhill Pass San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	23d	1	0.70mi
230 Craigmont Ln San Antonio, TX	3.0	2.0	1351	$2,100	$1.55	23d	1	0.74mi
206 Avalon St San Antonio, TX	3.0	1.0	1200	$1,450	$1.21	43d	1	0.76mi
146 Redrock Dr San Antonio, TX	3.0	1.0	1050	$1,800	$1.71	16d	1	0.77mi
430 Beryl Dr San Antonio, TX	3.0	1.0	1302	$1,590	$1.22	3d	1	0.78mi
462 Trudell Dr Unit A San Antonio, TX	2.0	1.0	1520	$1,250	$0.82	21d	1	0.85mi
100 Bluet Ln San Antonio, TX	4.0	2.0	2238	$2,150	$0.96	7d	1	0.86mi
527 Lively Dr San Antonio, TX	3.0	1.0	1270	$1,500	$1.18	23d	1	0.94mi
2326 Basse Rd San Antonio, TX	3.0	2.0	1168	$1,250	$1.07	23d	1	0.95mi
121 Riviera Dr San Antonio, TX	3.0	2.0	1950	$2,400	$1.23	23d	1	0.99mi
558 Adrian Dr San Antonio, TX	3.0	1.5	1515	$1,500	$0.99	43d	1	1.03mi
319 Mink San Antonio, TX	3.0	1.0	1276	$1,495	$1.17	4d	1	1.19mi
811 Jackson Keller Rd #3 San Antonio, TX	2.0	1.5	1350	$1,295	$0.96	10d	1	1.22mi
338 Addax Dr San Antonio, TX	3.0	1.5	1320	$1,465	$1.11	23d	1	1.24mi
2500 Jackson Keller Rd San Antonio, TX	2.0	2.5	1180	$1,049	$0.89	23d	1	1.24mi
2500 Jackson Keller Rd Apt 505 San Antonio, TX	2.0	2.5	1180	$1,199	$1.02	43d	1	1.27mi
2500 Jackson Keller Rd Unit 203 San Antonio, TX	3.0	2.0	1410	$1,499	$1.06	43d	1	1.27mi
158 Weizmann St San Antonio, TX	3.0	2.0	1288	$1,750	$1.36	14d	1	1.28mi
359 Langton Dr San Antonio, TX	3.0	2.0	1698	$1,950	$1.15	23d	1	1.34mi
3115 Bluefield St San Antonio, TX	4.0	2.0	1650	$2,200	$1.33	17d	1	1.39mi
118 Gaskin Dr San Antonio, TX	3.0	2.0	1340	$2,050	$1.53	43d	1	1.39mi
823 La Manda Blvd San Antonio, TX	3.0	2.0	1166	$1,550	$1.33	4d	1	1.41mi
143 Kinder Dr San Antonio, TX	4.0	2.0	1438	$2,250	$1.56	23d	1	1.43mi
166 Tabard Dr San Antonio, TX	3.0	2.0	1491	$1,800	$1.21	3d	1	1.43mi
1627 W Mariposa Dr San Antonio, TX	3.0	2.0	1400	$1,850	$1.32	12d	1	1.45mi
6701 Blanco Rd San Antonio, TX	2.0	1.0–2.0	803	$1,875	$2.33	23d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $135,800 Active 23 DOM
2. 2026-06-17
   days on market $135,800 Active 22 DOM
3. 2026-06-16
   days on market $135,800 Active 21 DOM
4. 2026-06-13
   days on market $135,800 Active 18 DOM
5. 2026-06-13
   days on market $135,800 Active 17 DOM
6. 2026-06-09
   days on market $135,800 Active 14 DOM
7. 2026-06-08
   days on market $135,800 Active 13 DOM
8. 2026-06-07
   days on market $135,800 Active 12 DOM
9. 2026-06-04
   days on market $135,800 Active 9 DOM
10. 2026-06-03
    days on market $135,800 Active 8 DOM
11. 2026-06-02
    days on market $135,800 Active 7 DOM
12. 2026-06-01
    days on market $135,800 Active 6 DOM
13. 2026-05-31
    days on market $135,800 Active 5 DOM
14. 2026-05-26
    listed $135,800 Active

ⓘ 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: $4,195 · $350/mo
• Projected year-2 tax: $4,195 · $350/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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $18,987
• − Mortgage interest: −$7,607
• − Property taxes: −$4,195
• − Insurance: −$679
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,951
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,696/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): 40,526
• Household income: $55,884
• Rent vs Own: 51.2% rent · 48.8% own
• Severe rent burden: 2375.0

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 (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 45% White 19% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 54% English-only · Spanish 44%

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: ▼ -155.64%
• Current HPI: 238.7889
• Rent YoY: ▼ -7.31%
• 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

1 event — show timeline

• 2026-05-26 Listed $135,800 FSBO.com

Property tax history

+4.1%/yr

Latest (2025): $4,195 · -3.4% YoY. Source: county tax records.