6706 Red Blf · San Antonio, TX 78218-3446

$182,500

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 474 Days on market

Built 1971 6,621 sqft lot $178/sqft · 5% below area Est $192k · 5% under

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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 +9.8/15.0
• Cash flow +8.2/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Airbnb approved! Ideal for short term rental income. This charming one-story home in Terrell Hills is perfect for those looking for comfort and convenience. Featuring 3 bedrooms and 1.5 bathrooms. The one-car garage, along with a large driveway, provides plenty of parking options for you and your guests. The expansive backyard is a fantastic spot for outdoor activities or entertaining. It's location near shopping centers, BAMC, Loop 410, and I-35 makes commuting and accessing local amenities. This home is an excellent starter home, offering a wonderful opportunity to settle in a desirable neighborhood. Don't miss out on the chance to make it your own!

Key facts

• Large driveway
• One story home
• Expansive backyard

Tags

• ONE STORY HOME
• LARGE DRIVEWAY
• EXPANSIVE BACKYARD
• LOCATION NEAR SHOPPING CENTERS
• LOCATION NEAR BAMC
• LOCATION NEAR LOOP 410

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (20.0% below list).
• Recommended offer: $146k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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: 1 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 474 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $22k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $146,004 (20.0% 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 474 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 10.4

CMA / ARV

• ARV (median comp): $192,396
• List price: $182,500
• Delta: -5.14%
• 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
4110 Moana Dr	0.35mi	3/1.0	952 (-7%)	3mo	$145,000	$152	70
215 Antrim	0.47mi	3/1.0	988 (-4%)	8mo	$150,000	$152	65
4207 Tallulah	0.36mi	3/2.0	1,100 (+7%)	9mo	$195,000	$177	60
3702 La Sabre Dr	0.59mi	2/1.0 (-1)	1,027 (+0%)	9mo	$185,000	$180	59
926 Olney Dr	0.64mi	3/1.0	1,020 (-0%)	13mo	$149,000	$146	59
4122 Diamondhead Dr	0.46mi	3/1.0	912 (-11%)	2mo	$135,000	$148	58
339 Timberlane	0.65mi	3/2.0	1,033 (+1%)	10mo	$175,000	$169	56
3730 La Sabre Dr	0.52mi	3/2.0	1,104 (+8%)	6mo	$149,000	$135	54
130 Antrim	0.65mi	3/2.0	1,044 (+2%)	13mo	$165,000	$158	52
3954 Bikini Dr	0.28mi	2/1.0 (-1)	904 (-12%)	14mo	$149,000	$165	50
4106 Tropical	0.24mi	4/2.0 (+1)	1,161 (+13%)	9mo	$220,000	$189	50
4311 Eisenhauer Rd	0.67mi	3/2.0	1,150 (+12%)	12mo	$193,000	$168	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $11,056
• Equity at exit: $82,060

10-year hold

• IRR: 7.1%
• Equity multiple: 2.07×
• Total profit: $54,875
• Equity at exit: $126,464

Cash invested: $51,100 (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 78218-3446

• Active inventory: 1
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,460 high
• Mortgage (P&I): −$957
• Tax from tax record: −$293 /mo · $3,515/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-173

Break-even live

Break-even rent $1,678

Max offer price $152,016

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-121	+0% $-173	+5% $-224	+10% $-276
Rent	-10% $-288	-5% $-230	+0% $-173	+5% $-115	+10% $-57
Rate	-1.0pp $-81	-0.5pp $-126	base $-173	+0.5pp $-220	+1.0pp $-268

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 Brettonwood Dr Unit 1 San Antonio, TX	3.0	1.0	1056	$1,395	$1.32	44d	1	0.35mi
258 Antrim Dr San Antonio, TX	3.0	2.0	1252	$1,595	$1.27	44d	1	0.37mi
339 Brettonwood Dr San Antonio, TX	3.0	2.0	1063	$2,000	$1.88	25d	1	0.38mi
4102 Waikiki Dr San Antonio, TX	3.0	1.0	1167	$1,395	$1.20	15d	1	0.39mi
4229 Renault Dr San Antonio, TX	3.0	2.0	1152	$1,525	$1.32	18d	1	0.44mi
4207 Waikiki Dr San Antonio, TX	3.0	2.0	1144	$1,475	$1.29	44d	1	0.47mi
226 Antrim Dr San Antonio, TX	3.0	1.0	960	$1,395	$1.45	4d	1	0.47mi
258 Cresham Dr San Antonio, TX	3.0	2.0	1383	$1,650	$1.19	44d	1	0.53mi
3730 La Sabre Dr San Antonio, TX	4.0	2.0	1434	$1,900	$1.32	44d	1	0.53mi
1006 Sumner Dr San Antonio, TX	3.0	2.0	1314	$1,697	$1.29	25d	1	0.58mi
4431 Myrna Dr San Antonio, TX	2.0	2.0	1186	$1,035	$0.87	16d	1	0.60mi
106 Covina Ave San Antonio, TX	3.0	2.0	1421	$2,000	$1.41	3d	1	0.63mi
206 Covina Ave San Antonio, TX	3.0	2.0	1332	$2,000	$1.50	25d	1	0.67mi
842 Corinne Dr #21 San Antonio, TX	3.0	2.0	1248	$49,000	$39.26	23d	1	0.74mi
6810 Glendora Ave Unit 15 San Antonio, TX	2.0	1.0	1000	$865	$0.86	44d	1	0.76mi
3600 Eisenhauer Rd San Antonio, TX	1.0–2.0	1.0–2.0	681	$1,219	$1.79	4d	19	0.85mi
2530 Harry Wurzbach Rd San Antonio, TX	1.0–3.0	1.0–2.0	950	$1,420	$1.49	4d	10	0.88mi
3400 Northeast Pkwy Apt 1116 San Antonio, TX	2.0	1.5	950	$1,199	$1.26	44d	1	0.91mi
343 Blaze Ave San Antonio, TX	3.0	2.0	1438	$1,750	$1.22	17d	1	0.91mi
3400 Northeast Pkwy Unit 1808 San Antonio, TX	2.0	2.0	1039	$1,199	$1.15	44d	1	0.93mi
3400 Northeast Pkwy Apt 710 San Antonio, TX	2.0	2.0	950	$1,043	$1.10	4d	1	0.93mi
2447 Harry Wurzbach Rd Unit 203-B San Antonio, TX	2.0	2.0	1000	$950	$0.95	23d	1	0.95mi
2447 Harry Wurzbach Rd Unit 231-I San Antonio, TX	2.0	2.0	1000	$899	$0.90	16d	1	0.95mi
742 Olney Dr San Antonio, TX	3.0	2.0	1469	$1,445	$0.98	44d	1	1.00mi
547 Cicero Ave Unit NA San Antonio, TX	3.0	2.0	1500	$1,525	$1.02	44d	1	1.01mi
143 Huxley Dr San Antonio, TX	3.0	2.0	1290	$2,000	$1.55	25d	1	1.09mi
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	17d	1	1.16mi
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	25d	1	1.16mi
4848 Goldfield San Antonio, TX	2.0	1.0	930	$1,325	$1.42	44d	1	1.20mi
630 Sumner Dr San Antonio, TX	4.0	2.0	1368	$1,975	$1.44	18d	1	1.20mi
245 Deerwood Dr San Antonio, TX	2.0	1.0	770	$695	$0.90	4d	1	1.33mi
2355 Austin Hwy Apt 710 San Antonio, TX	2.0	2.0	908	$881	$0.97	4d	1	1.35mi
3202 Eisenhauer Rd San Antonio, TX	2.0–3.0	2.0–2.5	1375	$1,795	$1.30	4d	2	1.35mi
3202 Eisenhauer Rd #801 San Antonio, TX	2.0	2.0	1407	$1,795	$1.28	4d	1	1.35mi
515 Blakeley Dr San Antonio, TX	3.0	2.0	1118	$2,000	$1.79	17d	1	1.36mi
236 Deerwood Dr San Antonio, TX	1.0–2.0	1.0	712	$1,004	$1.41	15d	10	1.37mi
4811 Village Vw San Antonio, TX	3.0	2.0	1288	$1,450	$1.13	8d	1	1.37mi
3158 Eisenhauer Rd San Antonio, TX	2.0	1.0	733	$1,099	$1.50	44d	1	1.38mi
438 Sumner Dr San Antonio, TX	2.0	1.0	816	$1,350	$1.65	8d	1	1.40mi
217 Deerwood Dr San Antonio, TX	2.0	1.0	1100	$1,200	$1.09	44d	1	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $182,500 Active 474 DOM
2. 2026-06-18
   days on market $182,500 Active 471 DOM
3. 2026-06-17
   days on market $182,500 Active 470 DOM
4. 2026-06-16
   days on market $182,500 Active 469 DOM
5. 2026-06-13
   days on market $182,500 Active 466 DOM
6. 2026-06-13
   days on market $182,500 Active 465 DOM
7. 2026-06-09
   days on market $182,500 Active 462 DOM
8. 2026-06-08
   days on market $182,500 Active 461 DOM
9. 2026-06-07
   days on market $182,500 Active 460 DOM
10. 2026-06-04
    days on market $182,500 Active 457 DOM
11. 2026-06-03
    days on market $182,500 Active 456 DOM
12. 2026-06-02
    days on market $182,500 Active 455 DOM
13. 2026-06-01
    days on market $182,500 Active 454 DOM
14. 2026-05-31
    days on market $182,500 Active 453 DOM
15. 2026-01-20
    price $182,500 660-char remark

    Show marketing remark (660 chars)

    Airbnb approved! Ideal for short term rental income. This charming one-story home in Terrell Hills is perfect for those looking for comfort and convenience. Featuring 3 bedrooms and 1.5 bathrooms. The one-car garage, along with a large driveway, provides plenty of parking options for you and your guests. The expansive backyard is a fantastic spot for outdoor activities or entertaining. It's location near shopping centers, BAMC, Loop 410, and I-35 makes commuting and accessing local amenities. This home is an excellent starter home, offering a wonderful opportunity to settle in a desirable neighborhood. Don't miss out on the chance to make it your own!

16. 2025-04-09
    price $195,000 660-char remark

    Show marketing remark (660 chars)

    Airbnb approved! Ideal for short term rental income. This charming one-story home in Terrell Hills is perfect for those looking for comfort and convenience. Featuring 3 bedrooms and 1.5 bathrooms. The one-car garage, along with a large driveway, provides plenty of parking options for you and your guests. The expansive backyard is a fantastic spot for outdoor activities or entertaining. It's location near shopping centers, BAMC, Loop 410, and I-35 makes commuting and accessing local amenities. This home is an excellent starter home, offering a wonderful opportunity to settle in a desirable neighborhood. Don't miss out on the chance to make it your own!

17. 2025-03-04
    listed $204,900 New 660-char remark

    Show marketing remark (660 chars)

    Airbnb approved! Ideal for short term rental income. This charming one-story home in Terrell Hills is perfect for those looking for comfort and convenience. Featuring 3 bedrooms and 1.5 bathrooms. The one-car garage, along with a large driveway, provides plenty of parking options for you and your guests. The expansive backyard is a fantastic spot for outdoor activities or entertaining. It's location near shopping centers, BAMC, Loop 410, and I-35 makes commuting and accessing local amenities. This home is an excellent starter home, offering a wonderful opportunity to settle in a desirable neighborhood. Don't miss out on the chance to make it your own!

18. 2022-12-02
    soldstatus
19. 2022-11-29
    historical
20. 2022-07-14
    listed $220,000 New
21. 2022-05-13
    soldstatus Sold
22. 2022-05-13
    soldstatus
23. 2022-05-01
    historical Active Option
24. 2022-04-28
    listed $159,000 New
25. 2022-04-25
    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: $3,515 · $293/mo
• Projected year-2 tax: $3,515 · $293/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 5/10 Major FEMA zone X (unshaded) · 24% 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 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: $17,520
• − Mortgage interest: −$10,223
• − Property taxes: −$3,515
• − Insurance: −$912
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$5,309
• Taxable loss: −$5,242
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-813/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+14.8% since first listed

11 events — show timeline

• 2026-01-20 Price Changed $182,500 LERA
• 2025-04-09 Price Changed $195,000 LERA
• 2025-03-04 Listed $204,900 LERA
• 2022-12-02 Sold (Public Records) — Public Records
• 2022-11-29 Listing Removed — LERA
• 2022-07-14 Listed $220,000 LERA
• 2022-05-13 Sold (MLS) — LERA
• 2022-05-13 Sold (Public Records) — Public Records
• 2022-05-01 Contingent — LERA
• 2022-04-28 Listed $159,000 LERA
• 2022-04-25 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,515 · -7.4% YoY. Source: county tax records.