6334 Big Vly · San Antonio, TX 78242

$155,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 225 Days on market

Built 1971 8,145 sqft lot $130/sqft · at area comps Est $159k · at est. ↓ 11% since listing

---

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).

• Cash flow +17.2/30.0
• ARV discount +8.6/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

Key facts

• Spacious backyard
• Cul-de-sac
• Fireplace

Tags

• CUL-DE-SAC
• SPACIOUS BACKYARD
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.3%/yr); 91 active listings in the ZIP; 36 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 38% of the median local income ($51k/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 225 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.03% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $158,907
• List price: $155,000
• Delta: -2.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7434 Gentle Vly	0.37mi	3/1.0	1,276 (+7%)	6mo	$190,000	$149	66
7502 Apple Vly	0.50mi	4/1.0 (+1)	1,178 (-1%)	7mo	$122,000	$104	64
7038 Apple Vly	0.58mi	4/1.0 (+1)	1,173 (-1%)	10mo	$169,900	$145	57
6119 Deer Vly	0.68mi	3/2.0	1,222 (+3%)	10mo	$179,700	$147	51
7307 Apastron Haze	0.69mi	3/2.0	1,274 (+7%)	4mo	$184,500	$145	48
6039 Golden Valley Dr	0.63mi	3/1.0	1,032 (-13%)	1mo	$140,000	$136	48
6134 Cedar Vly	0.69mi	3/1.0	1,032 (-13%)	2mo	$159,900	$155	44
6015 Fir Valley Dr	0.73mi	3/1.0	1,296 (+9%)	12mo	$149,900	$116	41
6322 Golden Vly	0.44mi	3/2.0	1,363 (+14%)	14mo	$219,000	$161	40
7511 Sleepy Vly	0.66mi	3/1.0	1,032 (-13%)	14mo	$178,500	$173	36
6023 Lark Valley Dr	0.60mi	3/2.0	1,016 (-15%)	11mo	$199,000	$196	34
8438 Cordova Pt	0.75mi	3/2.0	1,356 (+14%)	11mo	$237,500	$175	29

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-22,604
• Equity at exit: $23,111

10-year hold

• IRR: -13.0%
• Equity multiple: 0.35×
• Total profit: $-28,332
• Equity at exit: $13,402

Cash invested: $43,400 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 91
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$813
• Tax from tax record: −$275 /mo · $3,304/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $112

Break-even live

Break-even rent $1,459

Max offer price $155,000

Occupancy floor 88%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	12d	1	0.13mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	23d	1	0.24mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	2d	1	0.29mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	16d	7	0.29mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	4d	1	0.32mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	23d	1	0.34mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	43d	1	0.36mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	16d	1	0.38mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	21d	1	0.39mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	43d	1	0.57mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	23d	1	0.68mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	4d	1	0.75mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	43d	1	0.88mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	2d	1	0.88mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	23d	1	0.90mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	43d	1	0.95mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	43d	1	0.98mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	14d	1	0.98mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	1d	1	0.99mi
154 Morning Valley St San Antonio, TX	3.0	2.0	1400	$1,300	$0.93	3d	1	1.00mi
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,374	$1.39	16d	1	1.06mi
7639 Hercules Pt San Antonio, TX	3.0	2.0	1180	$1,550	$1.31	43d	1	1.10mi
134 Lake Valley St San Antonio, TX	2.0	2.0	940	$1,350	$1.44	43d	1	1.20mi
9126 Selene Pl San Antonio, TX	3.0	2.0	1420	$1,500	$1.06	43d	1	1.23mi
9226 Selene Pl San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	4d	1	1.23mi
9311 Selene Pl San Antonio, TX	3.0	2.0	1474	$1,595	$1.08	23d	1	1.24mi
9406 Coronal Rings San Antonio, TX	3.0	2.0	1474	$1,850	$1.26	43d	1	1.25mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	23d	1	1.32mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	43d	1	1.33mi
8615 Astral Pl San Antonio, TX	3.0	2.0	1450	$1,699	$1.17	43d	1	1.38mi
8815 Astral Pl San Antonio, TX	3.0	2.0	1300	$1,450	$1.12	4d	1	1.45mi
8938 Solar Cv San Antonio, TX	4.0	2.0	1475	$1,595	$1.08	20d	1	1.47mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	4d	24	1.49mi
7010 Solar Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	16d	1	1.49mi
7010 Solar Rdg San Antonio, TX	3.0	2.0	1276	$1,725	$1.35	43d	1	1.49mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	17d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 225 DOM
2. 2026-06-17
   days on market $155,000 Active 224 DOM
3. 2026-06-16
   days on market $155,000 Active 223 DOM
4. 2026-06-15
   days on market $155,000 Active 222 DOM
5. 2026-06-13
   days on market $155,000 Active 220 DOM
6. 2026-06-09
   days on market $155,000 Active 216 DOM
7. 2026-06-08
   days on market $155,000 Active 215 DOM
8. 2026-06-07
   days on market $155,000 Active 214 DOM
9. 2026-06-04
   days on market $155,000 Active 211 DOM
10. 2026-06-03
    days on market $155,000 Active 210 DOM
11. 2026-06-02
    days on market $155,000 Active 209 DOM
12. 2026-06-01
    days on market $155,000 Active 208 DOM
13. 2026-05-31
    days on market $155,000 Active 207 DOM
14. 2026-05-13
    price $155,000 508-char remark

    Show marketing remark (508 chars)

    Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

15. 2026-03-21
    price $159,999 508-char remark

    Show marketing remark (508 chars)

    Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

16. 2026-01-04
    price $165,000 508-char remark

    Show marketing remark (508 chars)

    Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

17. 2025-12-12
    price $170,000 508-char remark

    Show marketing remark (508 chars)

    Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

18. 2025-11-05
    listed $175,000 New 508-char remark

    Show marketing remark (508 chars)

    Welcome Home to 6334 Big Valley! Tucked away in a peaceful cul-de-sac in the heart of the Lackland City subdivision with minimal traffic and maximum privacy, this charming 3-bedroom, 1-bath home is the perfect place for your family to grow! Enjoy cozy evenings by the fireplace, weekend BBQs in your spacious backyard. With plenty of room for the kids to play and space for entertaining, this home blends comfort, style, and value. At this price, its an incredible opportunity for first-time homebuyers!

19. 1999-05-07
    soldstatus
20. 1985-04-01
    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: $3,304 · $275/mo
• Projected year-2 tax: $3,304 · $275/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,210
• − Mortgage interest: −$8,682
• − Property taxes: −$3,304
• − Insurance: −$775
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$4,509
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,615/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

-11.4% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $155,000 LERA
• 2026-03-21 Price Changed $159,999 LERA
• 2026-01-04 Price Changed $165,000 LERA
• 2025-12-12 Price Changed $170,000 LERA
• 2025-11-05 Listed $175,000 LERA
• 1999-05-07 Sold (Public Records) — Public Records
• 1985-04-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,304 · +10.0% YoY. Source: county tax records.