6624 Arid Way · San Antonio, TX 78252

$225,000

3 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 137 Days on market

Built 2021 Good condition 5,227 sqft lot $139/sqft · 19% below area Est $278k · 19% under $60/mo HOA · 3% of rent ↓ 24% 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 +9.9/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

Charming one story, zero carpet, 4 bedroom, 2 bathroom, open concept home in the SILOS subdivision off of Hwy 90 W and TX 211. Just the place you've been looking for with gorgeous views and all appliances staying including the refrigerator, washer and dryer! Within walking distance of home, you'll find the community fitness center, pool and playground. Property is outside of city limits but just a short drive to Lackland AFB, shopping, hospitals and anything else you'd need or want!!

Key facts

• Gorgeous views
• Pool
• Open concept home

Tags

• OPEN CONCEPT HOME
• COMMUNITY FITNESS CENTER
• GORGEOUS VIEWS
• POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (23.5% below list).
• Recommended offer: $172k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 537 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); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 137 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,147 (23.5% 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 137 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (median comp): $278,446
• List price: $225,000
• Delta: -19.19%
• 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
13419 Homestead	0.10mi	4/2.0 (+1)	1,616 (-0%)	4mo	$289,900	$179	87
13930 Silos Mdws	0.19mi	4/2.0 (+1)	1,620 (-0%)	1mo	$217,120	$134	85
13911 Wool Park	0.27mi	4/2.0 (+1)	1,627 (+0%)	2mo	$215,000	$132	80
6217 Grange	0.30mi	3/2.0	1,673 (+3%)	1mo	$255,000	$152	80
14014 Piglet Trl	0.32mi	4/2.0 (+1)	1,627 (+0%)	2mo	$210,000	$129	78
14076 Wool	0.33mi	4/2.0 (+1)	1,616 (-0%)	2mo	$209,900	$130	77
13954 Bull Cv	0.36mi	4/2.0 (+1)	1,616 (-0%)	4mo	$193,200	$120	74
6419 Tempo Switch	0.60mi	3/2.5	1,631 (+1%)	2mo	$244,900	$150	68
6266 Desert Aloe	0.71mi	3/2.0	1,642 (+1%)	0mo	$324,990	$198	64
6263 Desert Aloe	0.74mi	3/2.0	1,687 (+4%)	2mo	$309,990	$184	57
7227 Plow Run	0.53mi	3/2.0	1,462 (-10%)	3mo	$160,440	$110	56
6551 Legato	0.61mi	4/2.5 (+1)	1,839 (+13%)	2mo	$249,900	$136	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.67×
• Total profit: $-20,586
• Equity at exit: $65,313

10-year hold

• IRR: -3.1%
• Equity multiple: 0.69×
• Total profit: $-19,459
• Equity at exit: $78,493

Cash invested: $63,000 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$94
• HOA: −$60
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-140

Break-even live

Break-even rent $1,899

Max offer price $200,226

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	0.03mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	43d	1	0.04mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	23d	1	0.06mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	23d	1	0.08mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	23d	1	0.09mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	12d	1	0.10mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	23d	1	0.11mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	12d	1	0.13mi
6743 Arid Way San Antonio, TX	3.0	2.0	1910	$1,921	$1.01	43d	1	0.18mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	12d	1	0.20mi
14007 Wool Park San Antonio, TX	4.0	2.5	1950	$1,599	$0.82	43d	1	0.27mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	23d	1	0.28mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	17d	1	0.28mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	17d	1	0.28mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	43d	1	0.29mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	43d	1	0.29mi
14010 Wool Park San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	17d	1	0.29mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	43d	1	0.29mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	23d	1	0.30mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	12d	1	0.33mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	23d	1	0.34mi
13942 Bull Cv San Antonio, TX	4.0	2.5	1950	$2,200	$1.13	43d	1	0.35mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	43d	1	0.37mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	43d	1	0.44mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	23d	1	0.46mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	21d	1	0.47mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	3d	1	0.52mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	43d	1	0.52mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	2d	1	0.53mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	2d	1	0.53mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	21d	1	0.54mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	0.54mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	21d	1	0.55mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	43d	1	0.56mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	4d	1	0.56mi
7371 Cultivator Way San Antonio, TX	4.0	2.0	1880	$1,495	$0.80	23d	1	0.57mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	17d	1	0.57mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	23d	1	0.58mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	43d	1	0.58mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	43d	1	0.59mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: poolgym

Listing history 25 events

1. 2026-05-19
   status Pending 491-char remark

   Show marketing remark (491 chars)

   Charming one story, zero carpet, 4 bedroom, 2 bathroom, open concept home in the SILOS subdivision off of Hwy 90 W and TX 211. Just the place you've been looking for with gorgeous views and all appliances staying including the refrigerator, washer and dryer! Within walking distance of home, you'll find the community fitness center, pool and playground. Property is outside of city limits but just a short drive to Lackland AFB, shopping, hospitals and anything else you'd need or want!!

2. 2026-05-12
   historical Active Option 491-char remark

   Show marketing remark (491 chars)

   Charming one story, zero carpet, 4 bedroom, 2 bathroom, open concept home in the SILOS subdivision off of Hwy 90 W and TX 211. Just the place you've been looking for with gorgeous views and all appliances staying including the refrigerator, washer and dryer! Within walking distance of home, you'll find the community fitness center, pool and playground. Property is outside of city limits but just a short drive to Lackland AFB, shopping, hospitals and anything else you'd need or want!!

3. 2026-03-25
   price $225,000 491-char remark

   Show marketing remark (491 chars)

   Charming one story, zero carpet, 4 bedroom, 2 bathroom, open concept home in the SILOS subdivision off of Hwy 90 W and TX 211. Just the place you've been looking for with gorgeous views and all appliances staying including the refrigerator, washer and dryer! Within walking distance of home, you'll find the community fitness center, pool and playground. Property is outside of city limits but just a short drive to Lackland AFB, shopping, hospitals and anything else you'd need or want!!

4. 2026-01-01
   listed $240,000 New 491-char remark

   Show marketing remark (491 chars)

   Charming one story, zero carpet, 4 bedroom, 2 bathroom, open concept home in the SILOS subdivision off of Hwy 90 W and TX 211. Just the place you've been looking for with gorgeous views and all appliances staying including the refrigerator, washer and dryer! Within walking distance of home, you'll find the community fitness center, pool and playground. Property is outside of city limits but just a short drive to Lackland AFB, shopping, hospitals and anything else you'd need or want!!

5. 2025-12-01
   historical
6. 2025-08-20
   price $237,000
7. 2025-06-30
   price $245,000
8. 2025-06-01
   listed $255,000 New
9. 2024-08-27
   soldstatus
10. 2024-08-26
    soldstatus Sold
11. 2024-07-25
    status Pending
12. 2024-07-10
    historical Active Option
13. 2024-06-20
    price $249,900
14. 2024-04-25
    price $255,000
15. 2024-03-21
    listed $259,900 New
16. 2022-09-06
    soldstatus
17. 2022-08-31
    soldstatus Sold
18. 2022-08-28
    status Pending
19. 2022-07-17
    price $274,299
20. 2022-07-10
    price $281,549
21. 2022-07-09
    price $284,049
22. 2022-07-03
    price $290,886
23. 2022-06-27
    price $289,799
24. 2022-06-23
    price $289,549
25. 2022-06-09
    listed $297,299 New

ⓘ 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: $1,998 · $167/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$2,119/yr (+$177/mo · 106.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,658
• − Mortgage interest: −$12,603
• − Property taxes: −$1,998
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$720
• − Depreciation: −$6,545
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-329/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 charming one-story home in the SILOS subdivision is in good condition with modern finishes and a good layout. It has the potential to be a great investment with some minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modernizing the kitchen can increase the home's appeal to potential buyers.
• Resale Upgrading the bathroom fixtures — Modernizing the bathrooms can increase the home's appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and attract more potential buyers/tenants.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more potential buyers/tenants.

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 — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen can increase the home's appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modernizing the bathrooms can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and attract more potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more potential buyers/tenants. ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-24.3% since first listed

25 events — show timeline

• 2026-05-19 Pending — LERA
• 2026-05-12 Contingent — LERA
• 2026-03-25 Price Changed $225,000 LERA
• 2026-01-01 Listed $240,000 LERA
• 2025-12-01 Listing Removed — LERA
• 2025-08-20 Price Changed $237,000 LERA
• 2025-06-30 Price Changed $245,000 LERA
• 2025-06-01 Listed $255,000 LERA
• 2024-08-27 Sold (Public Records) — Public Records
• 2024-08-26 Sold (MLS) — LERA
• 2024-07-25 Pending — LERA
• 2024-07-10 Contingent — LERA
• 2024-06-20 Price Changed $249,900 LERA
• 2024-04-25 Price Changed $255,000 LERA
• 2024-03-21 Listed $259,900 LERA
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-08-31 Sold (MLS) — LERA
• 2022-08-28 Pending — LERA
• 2022-07-17 Price Changed $274,299 LERA
• 2022-07-10 Price Changed $281,549 LERA
• 2022-07-09 Price Changed $284,049 LERA
• 2022-07-03 Price Changed $290,886 LERA
• 2022-06-27 Price Changed $289,799 LERA
• 2022-06-23 Price Changed $289,549 LERA
• 2022-06-09 Listed $297,299 LERA

Property tax history

+5.2%/yr

Latest (2025): $1,998 · -49.0% YoY. Source: county tax records.