4627 Lakewood Dr · San Antonio, TX 78220

$145,000

3 bd · 2.0 ba · 1,085 sqft · SingleFamily public records · 48 Days on market

Built 1959 8,058 sqft lot $134/sqft · 9% below area Est $199k · 27% under ↓ 6% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to 4627 Lakewood Dr! This 5 bedroom, 2 bath home has been recently remodeled and offers a functional layout with plenty of flexibility. The home features an updated kitchen with modern finishes, along with new flooring throughout completely carpet-free for easy maintenance. Enjoy the convenience of being just 10 minutes from the Frost Bank Center and less than 20 minutes from downtown San Antonio, providing quick access to dining, entertainment, and major highways. While the home has already undergone significant updates, a few permits still need to be pulled, making this an excellent opportunity for investors or buyers looking to add value and complete the final details. With much of the work already done, this property presents strong potential as a primary residence, rental, or investment project.

Key facts

• New flooring
• Significant updates
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• QUICK ACCESS TO MAJOR HIGHWAYS
• SIGNIFICANT UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $8 ($94/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (0.6% below list).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: crime F.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% FRL); Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 116 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 41% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 8.4

CMA / ARV

• ARV (median comp): $199,254
• List price: $145,000
• Delta: -27.23%
• 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
4618 Lakewood	0.04mi	3/1.5	1,003 (-8%)	3mo	$99,000	$99	81
4614 Bernadine	0.15mi	3/1.0	1,092 (+1%)	12mo	$159,900	$146	78
4938 Bernadine	0.48mi	3/2.0	1,078 (-1%)	12mo	$140,000	$130	66
4722 Creekmoor	0.13mi	3/2.0	1,206 (+11%)	12mo	$194,500	$161	65
219 Elaine	0.54mi	3/2.0	1,128 (+4%)	5mo	$140,000	$124	64
4926 Seabreeze	0.44mi	2/1.0 (-1)	1,124 (+4%)	2mo	$145,000	$129	63
4906 Bernadine Dr	0.39mi	3/2.0	1,190 (+10%)	16mo	$140,000	$118	52
2618 Tyne Dr	0.60mi	3/1.0	1,182 (+9%)	4mo	$199,500	$169	50
132 Schumacher	0.67mi	2/1.0 (-1)	1,038 (-4%)	5mo	$200,000	$193	48
514 Rice Rd	0.70mi	3/1.0	988 (-9%)	8mo	$66,000	$67	42
330 Orchard	0.65mi	3/1.0	940 (-13%)	4mo	$125,000	$133	40
5050 Creekmoor Dr	0.67mi	3/1.0	972 (-10%)	18mo	$145,000	$149	33

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

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.87×
• Total profit: $76,074
• Equity at exit: $130,627

10-year hold

• IRR: 20.3%
• Equity multiple: 6.36×
• Total profit: $217,431
• Equity at exit: $281,703

Cash invested: $40,600 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$760
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $8

Break-even live

Break-even rent $1,431

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $90	-5% $49	+0% $8	+5% $-33	+10% $-74
Rent	-10% $-106	-5% $-49	+0% $8	+5% $65	+10% $122
Rate	-1.0pp $81	-0.5pp $45	base $8	+0.5pp $-30	+1.0pp $-68

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	12d	1	0.13mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	0.49mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	45d	1	0.59mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	45d	1	0.67mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	45d	1	0.71mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$866	$0.91	0d	1	0.87mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	45d	1	0.91mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	45d	1	0.91mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,495	$1.20	0d	1	0.98mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	25d	1	0.99mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	25d	1	1.03mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	14d	1	1.08mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	0d	1	1.09mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	5d	1	1.16mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	14d	1	1.17mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,350	$1.04	0d	1	1.18mi
2718 Bermuda Dr San Antonio, TX	3.0	2.0	1080	$1,400	$1.30	0d	1	1.20mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	5d	1	1.23mi
122 Stolnet St San Antonio, TX	3.0	2.0	1120	$1,400	$1.25	0d	1	1.25mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	23d	1	1.25mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	5d	1	1.28mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	25d	1	1.29mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	45d	1	1.40mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	25d	1	1.41mi
4570 Gato Calico Dr San Antonio, TX	3.0	2.0	1245	$1,475	$1.18	45d	1	1.41mi
4550 Otra Otra Dr San Antonio, TX	3.0	2.0	1245	$1,575	$1.27	19d	1	1.46mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	25d	1	1.47mi
574 Morningview Dr San Antonio, TX	3.0	2.0	1298	$1,499	$1.15	0d	1	1.47mi

Listing history 9 events

1. 2026-06-04
   status $145,000 Pending 48 DOM
2. 2026-06-03
   days on market $145,000 Active Option 48 DOM
3. 2026-06-02
   days on market $145,000 Active Option 47 DOM
4. 2026-06-01
   days on market $145,000 Active Option 46 DOM
5. 2026-05-31
   days on market $145,000 Active Option 45 DOM
6. 2026-04-27
   price $155,000 825-char remark

   Show marketing remark (825 chars)

   Welcome to 4627 Lakewood Dr! This 5 bedroom, 2 bath home has been recently remodeled and offers a functional layout with plenty of flexibility. The home features an updated kitchen with modern finishes, along with new flooring throughout completely carpet-free for easy maintenance. Enjoy the convenience of being just 10 minutes from the Frost Bank Center and less than 20 minutes from downtown San Antonio, providing quick access to dining, entertainment, and major highways. While the home has already undergone significant updates, a few permits still need to be pulled, making this an excellent opportunity for investors or buyers looking to add value and complete the final details. With much of the work already done, this property presents strong potential as a primary residence, rental, or investment project.

7. 2026-04-16
   listed $165,000 New 825-char remark

   Show marketing remark (825 chars)

   Welcome to 4627 Lakewood Dr! This 5 bedroom, 2 bath home has been recently remodeled and offers a functional layout with plenty of flexibility. The home features an updated kitchen with modern finishes, along with new flooring throughout completely carpet-free for easy maintenance. Enjoy the convenience of being just 10 minutes from the Frost Bank Center and less than 20 minutes from downtown San Antonio, providing quick access to dining, entertainment, and major highways. While the home has already undergone significant updates, a few permits still need to be pulled, making this an excellent opportunity for investors or buyers looking to add value and complete the final details. With much of the work already done, this property presents strong potential as a primary residence, rental, or investment project.

8. 2025-04-21
   soldstatus
9. 1976-10-01
   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: $3,720 · $310/mo
• Projected year-2 tax: $3,720 · $310/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,296
• − Mortgage interest: −$8,122
• − Property taxes: −$3,720
• − Insurance: −$725
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$4,218
• Taxable loss: −$2,257
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $635/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-6.1% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $155,000 LERA
• 2026-04-16 Listed $165,000 LERA
• 2025-04-21 Sold (Public Records) — Public Records
• 1976-10-01 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,720 · -0.3% YoY. Source: county tax records.