6829 Oldham · San Antonio, TX 78239

$105,000

2 bd · 1.0 ba · 944 sqft · Townhouse public records · 12 Days on market

Built 1979 2,526 sqft lot $111/sqft · 22% below area Est $134k · 22% under ↓ 36% since listing

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Why this score? — see what drove the B- 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

Key facts

• Spacious living area
• Updated ac condenser
• Water heater

Tags

• NEWER WINDOWS
• UPDATED AC CONDENSER
• WATER HEATER
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• DEDICATED DINING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.0% 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 (-1.1%/yr); 202 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $50k (32%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $134,181
• List price: $105,000
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7901 Broadwick	0.16mi	2/2.0	986 (+4%)	11mo	$125,000	$127	72
6901 Oldham	0.02mi	3/1.0 (+1)	1,032 (+9%)	9mo	$142,500	$138	71
6915 Oldham	0.06mi	3/2.0 (+1)	1,048 (+11%)	5mo	$139,900	$133	66
7007 Glen Park	0.57mi	2/1.0	896 (-5%)	22mo	$129,000	$144	47
7124 Oldham	0.25mi	3/2.0 (+1)	1,074 (+14%)	16mo	$170,000	$158	44

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-5,528
• Equity at exit: $15,656

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $407
• Equity at exit: $9,078

Cash invested: $29,400 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$551
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $239

Break-even live

Break-even rent $984

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	18d	1	0.18mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.20mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.34mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.49mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	24d	1	0.50mi
7651 Oak Chase San Antonio, TX	3.0	3.5	1034	$1,695	$1.64	24d	1	0.51mi
7115 Glen Ter Unit 4 San Antonio, TX	1.0	1.0	576	$700	$1.22	4d	1	0.53mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	12d	1	0.53mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	44d	1	0.53mi
7571 Windsor Oaks San Antonio, TX	2.0	1.0	750	$695	$0.93	24d	1	0.60mi
7548 Windsor Oaks Unit 7548 San Antonio, TX	3.0	2.0	1001	$1,200	$1.20	44d	1	0.61mi
8434 Braewick Dr San Antonio, TX	2.0	2.0	680	$900	$1.32	4d	1	0.64mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.64mi
7526 Windsor Oaks Unit 7526 San Antonio, TX	2.0	1.0	730	$900	$1.23	8d	1	0.64mi
8454 Braewick Dr San Antonio, TX	2.0	2.0	784	$900	$1.15	16d	1	0.65mi
8429 Braewick Dr San Antonio, TX	2.0	2.0	1088	$1,200	$1.10	2d	1	0.66mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	24d	1	0.87mi
7114 Winding Shelf San Antonio, TX	1.0	1.0	527	$1,250	$2.37	4d	1	0.88mi
7347 Kitty Hawk Rd Converse, TX	1.0–4.0	1.0–2.0	990	$1,323	$1.34	4d	1	1.24mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	4d	1	1.31mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	11d	1	1.32mi
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	4d	1	1.33mi
4839 Castle Strm San Antonio, TX	3.0	1.0	872	$1,300	$1.49	22d	1	1.35mi
7461 Kitty Hawk Rd Converse, TX	1.0–3.0	1.0–2.0	873	$1,342	$1.54	2d	27	1.38mi
7467 Kitty Hawk Rd Converse, TX	1.0	1.0	735	$1,020	$1.39	44d	1	1.39mi
8439 Forest Ridge Dr San Antonio, TX	2.0	1.0	945	$1,095	$1.16	44d	1	1.44mi
7027 Farm to Market Road 78 Unit 710 San Antonio, TX	2.0	2.0	881	$1,123	$1.27	3d	1	1.47mi
7027 Farm to Market Road 78 Unit 610 San Antonio, TX	1.0	1.0	587	$983	$1.67	3d	1	1.47mi
7027 Farm to Market Road 78 Unit 14203 San Antonio, TX	2.0	1.0	881	$1,580	$1.79	3d	1	1.47mi
7027 Farm-To-Market Road 78 Unit 9204 San Antonio, TX	2.0	2.0	954	$1,780	$1.87	4d	1	1.47mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,060	$1.01	2d	1	1.49mi

Listing history 40 events

1. 2026-06-18
   days on market $105,000 Active 12 DOM
2. 2026-06-17
   statusdays on market $105,000 Active 11 DOM
3. 2026-06-16
   days on market $105,000 New 10 DOM
4. 2026-06-15
   days on market $105,000 New 9 DOM
5. 2026-06-13
   days on market $105,000 New 7 DOM
6. 2026-06-13
   days on market $105,000 New 6 DOM
7. 2026-06-09
   days on market $105,000 New 3 DOM
8. 2026-06-08
   days on market $105,000 New 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricestatusdays on marketlisting id $105,000 New 1 DOM
11. 2026-05-18
    historical
12. 2026-04-30
    price $115,000
13. 2026-01-07
    price $118,000
14. 2025-12-31
    price $119,000
15. 2025-12-24
    price $120,000
16. 2025-09-30
    price $128,000
17. 2025-07-15
    price $130,000
18. 2025-06-21
    price $139,000
19. 2025-05-25
    price $139,900
20. 2025-05-07
    price $141,400
21. 2025-04-21
    price $142,400
22. 2025-03-05
    price $144,900
23. 2025-02-22
    price $145,900
24. 2025-02-17
    price $146,400
25. 2025-01-05
    price $147,400
26. 2024-12-12
    price $148,400
27. 2024-12-02
    price $148,900
28. 2024-10-13
    price $149,400
29. 2024-07-18
    price $149,900
30. 2024-07-02
    listed $155,000 New
31. 2023-06-06
    soldstatus
32. 2023-05-26
    soldstatus Sold 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

33. 2023-04-25
    status Pending 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

34. 2023-04-19
    historical Active Option 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

35. 2023-04-14
    price $139,900 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

36. 2023-03-09
    price $155,000 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

37. 2023-01-03
    price $173,000 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

38. 2022-12-30
    listed $179,000 New 426-char remark

    Show marketing remark (426 chars)

    Take a tour of the Newly remodeled home. Friendly and open layout with lots of natural lights. This home showcases two living areas with a flex room that can be used as an office or additional family space to entertain guests. New Flooring throughout the home, making clean-up a breeze. The kitchen has lots of counter space featuring a bartop for entertaining. The bathroom is remodeled. The home has a spacious bedroom size.

39. 2001-12-28
    soldstatus
40. 2000-10-26
    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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 · 21 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: $15,431
• − Mortgage interest: −$5,882
• − Property taxes: −$2,193
• − Insurance: −$525
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,055
• Taxable income: $1,308
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,551/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

-35.8% since first listed

30 events — show timeline

• 2026-05-18 Listing Removed — LERA
• 2026-04-30 Price Changed $115,000 LERA
• 2026-01-07 Price Changed $118,000 LERA
• 2025-12-31 Price Changed $119,000 LERA
• 2025-12-24 Price Changed $120,000 LERA
• 2025-09-30 Price Changed $128,000 LERA
• 2025-07-15 Price Changed $130,000 LERA
• 2025-06-21 Price Changed $139,000 LERA
• 2025-05-25 Price Changed $139,900 LERA
• 2025-05-07 Price Changed $141,400 LERA
• 2025-04-21 Price Changed $142,400 LERA
• 2025-03-05 Price Changed $144,900 LERA
• 2025-02-22 Price Changed $145,900 LERA
• 2025-02-17 Price Changed $146,400 LERA
• 2025-01-05 Price Changed $147,400 LERA
• 2024-12-12 Price Changed $148,400 LERA
• 2024-12-02 Price Changed $148,900 LERA
• 2024-10-13 Price Changed $149,400 LERA
• 2024-07-18 Price Changed $149,900 LERA
• 2024-07-02 Listed $155,000 LERA
• 2023-06-06 Sold (Public Records) — Public Records
• 2023-05-26 Sold (MLS) — LERA
• 2023-04-25 Pending — LERA
• 2023-04-19 Contingent — LERA
• 2023-04-14 Price Changed $139,900 LERA
• 2023-03-09 Price Changed $155,000 LERA
• 2023-01-03 Price Changed $173,000 LERA
• 2022-12-30 Listed $179,000 LERA
• 2001-12-28 Sold (Public Records) — Public Records
• 2000-10-26 Sold (Public Records) — Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,193 · -1.0% YoY. Source: county tax records.