2255 Thousand Oaks #808 · San Antonio, TX 78232

$110,000

1 bd · 1.0 ba · 845 sqft · Condo · 184 Days on market

Built 1983 Fair condition $130/sqft · 38% below area Est $177k · 38% under $249/mo HOA · 23% of rent ↓ 26% 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 +7.3/30.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.2/5.0
• DSCR +1.4/10.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique 1 bedroom condo- great opportunity to own a well designed unit with low maintenance and an easy living lifestyle! Step into a bright, inviting space with soaring ceilings, an open layout, and natural light that creates an uplifting feel from the moment you walk in. A fireplace for cozy evenings. A private covered balcony is perfect for morning coffee or unwinding at the end of the day. Designed for both comfort and flexibility, this move-in ready condo offers a spacious feel with room to make it your own. Whether you're looking for your first home or a smart investment, this one checks all the boxes. This isn't just a condo-it's your next chapter. This unit offers strong potential to make personalized updates. LOCATION, LOCATION, LOCATION!

Key facts

• Open floor plan
• Covered balcony
• Natural light

Tags

• OPEN FLOOR PLAN
• COVERED BALCONY
• HIGH CEILINGS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (1.0% below list).
• Recommended offer: $88k (19.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 falling (-6.2%/yr); 135 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 15% of the median local income ($85k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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

• It's been on market 184 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 70% 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 $88,475 (19.6% 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 184 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 8.4

CMA / ARV

• ARV (median comp): $177,282
• List price: $110,000
• Delta: -37.95%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: 0.02×
• Total profit: $-30,322
• Equity at exit: $16,401

10-year hold

• IRR: -64.4%
• Equity multiple: -0.63×
• Total profit: $-50,250
• Equity at exit: $9,511

Cash invested: $30,800 (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 78232

• Rents YoY: -6.2%
• Active inventory: 135
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$249
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-149

Break-even live

Break-even rent $1,277

Max offer price $88,475

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2255 Thousand Oaks Dr San Antonio, TX	1.0	1.0	890	$1,697	$1.91	43d	1	0.03mi
2255 Thousand Oaks Dr Unit 4501 San Antonio, TX	2.0	2.0	1100	$1,350	$1.23	43d	1	0.03mi
16465 Henderson Pass San Antonio, TX	1.0–2.0	1.0–2.0	738	$766	$1.04	3d	16	0.08mi
16550 Henderson Pass San Antonio, TX	1.0–2.0	1.0–2.5	890	$955	$1.07	3d	11	0.19mi
16500 Henderson Pass San Antonio, TX	1.0–2.0	1.0–2.5	897	$900	$1.00	1d	11	0.20mi
16100 Henderson Pass Apt 610 San Antonio, TX	1.0	1.0	651	$867	$1.33	3d	1	0.24mi
16100 Henderson Pass Apt 710 San Antonio, TX	2.0	2.0	971	$1,172	$1.21	3d	1	0.24mi
16400 Henderson Pass San Antonio, TX	1.0–3.0	1.0–2.0	934	$845	$0.90	1d	73	0.25mi
2170 Thousand Oaks Dr San Antonio, TX	1.0	1.0	700	$919	$1.31	43d	1	0.37mi
2170 Thousand Oaks Dr Unit 710 San Antonio, TX	2.0	2.0	878	$945	$1.08	3d	1	0.37mi
2170 Thousand Oaks Dr Unit 610 San Antonio, TX	1.0	1.0	700	$637	$0.91	3d	1	0.37mi
2658 Rim Oak San Antonio, TX	1.0	1.5	850	$1,550	$1.82	17d	1	0.44mi
2626 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	831	$835	$1.00	3d	18	0.59mi
2650 Thousand Oaks Dr San Antonio, TX	2.0–3.0	2.0–2.5	1365	$1,232	$0.90	2d	6	0.66mi
17635 Henderson Pass Unit 1212 San Antonio, TX	1.0	1.0	607	$962	$1.58	3d	1	0.95mi
17635 Henderson Pass Unit 2212 San Antonio, TX	2.0	2.0	1067	$1,381	$1.29	3d	1	0.95mi
1570 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	767	$739	$0.96	1d	21	0.99mi
1550 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	767	$699	$0.91	1d	43	1.11mi
17655 Henderson Pass Unit 2213 San Antonio, TX	2.0	2.0	987	$1,365	$1.38	3d	1	1.20mi
17655 Henderson Pass Unit 1213 San Antonio, TX	1.0	1.0	766	$1,157	$1.51	3d	1	1.20mi
3203 N Loop 1604 E San Antonio, TX	2.0	2.0	869	$1,219	$1.40	23d	1	1.21mi
2424 Gold Canyon Dr Unit 710 San Antonio, TX	2.0	2.0	883	$1,247	$1.41	3d	1	1.26mi
2424 Gold Canyon Dr Unit 610 San Antonio, TX	1.0	1.0	692	$1,045	$1.51	3d	1	1.26mi

HOA detail condo

• Monthly dues: $249 · $2,988/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 184 DOM
2. 2026-06-17
   days on market $110,000 Active 183 DOM
3. 2026-06-16
   days on market $110,000 Active 182 DOM
4. 2026-06-13
   days on market $110,000 Active 179 DOM
5. 2026-06-13
   days on market $110,000 Active 178 DOM
6. 2026-06-09
   statusdays on market $110,000 Active 175 DOM
7. 2026-06-08
   days on market $110,000 Price Change 174 DOM
8. 2026-06-07
   days on market $110,000 Price Change 173 DOM
9. 2026-06-04
   days on market $110,000 Price Change 170 DOM
10. 2026-06-03
    days on market $110,000 Price Change 169 DOM
11. 2026-06-02
    days on market $110,000 Price Change 168 DOM
12. 2026-06-01
    days on market $110,000 Price Change 167 DOM
13. 2026-05-31
    days on market $110,000 Price Change 166 DOM
14. 2026-05-16
    price $123,000 756-char remark

    Show marketing remark (756 chars)

    Unique 1 bedroom condo- great opportunity to own a well designed unit with low maintenance and an easy living lifestyle! Step into a bright, inviting space with soaring ceilings, an open layout, and natural light that creates an uplifting feel from the moment you walk in. A fireplace for cozy evenings. A private covered balcony is perfect for morning coffee or unwinding at the end of the day. Designed for both comfort and flexibility, this move-in ready condo offers a spacious feel with room to make it your own. Whether you're looking for your first home or a smart investment, this one checks all the boxes. This isn't just a condo-it's your next chapter. This unit offers strong potential to make personalized updates. LOCATION, LOCATION, LOCATION!

15. 2026-03-25
    price $147,000 756-char remark

    Show marketing remark (756 chars)

    Unique 1 bedroom condo- great opportunity to own a well designed unit with low maintenance and an easy living lifestyle! Step into a bright, inviting space with soaring ceilings, an open layout, and natural light that creates an uplifting feel from the moment you walk in. A fireplace for cozy evenings. A private covered balcony is perfect for morning coffee or unwinding at the end of the day. Designed for both comfort and flexibility, this move-in ready condo offers a spacious feel with room to make it your own. Whether you're looking for your first home or a smart investment, this one checks all the boxes. This isn't just a condo-it's your next chapter. This unit offers strong potential to make personalized updates. LOCATION, LOCATION, LOCATION!

16. 2026-02-25
    price $161,000 756-char remark

    Show marketing remark (756 chars)

    Unique 1 bedroom condo- great opportunity to own a well designed unit with low maintenance and an easy living lifestyle! Step into a bright, inviting space with soaring ceilings, an open layout, and natural light that creates an uplifting feel from the moment you walk in. A fireplace for cozy evenings. A private covered balcony is perfect for morning coffee or unwinding at the end of the day. Designed for both comfort and flexibility, this move-in ready condo offers a spacious feel with room to make it your own. Whether you're looking for your first home or a smart investment, this one checks all the boxes. This isn't just a condo-it's your next chapter. This unit offers strong potential to make personalized updates. LOCATION, LOCATION, LOCATION!

17. 2025-12-16
    listed $166,000 New 756-char remark

    Show marketing remark (756 chars)

    Unique 1 bedroom condo- great opportunity to own a well designed unit with low maintenance and an easy living lifestyle! Step into a bright, inviting space with soaring ceilings, an open layout, and natural light that creates an uplifting feel from the moment you walk in. A fireplace for cozy evenings. A private covered balcony is perfect for morning coffee or unwinding at the end of the day. Designed for both comfort and flexibility, this move-in ready condo offers a spacious feel with room to make it your own. Whether you're looking for your first home or a smart investment, this one checks all the boxes. This isn't just a condo-it's your next chapter. This unit offers strong potential to make personalized updates. LOCATION, LOCATION, LOCATION!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $13,070
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − HOA: −$2,988
• − Depreciation: −$3,200
• Taxable loss: −$3,571
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-928/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

Fair 45/100 Moderate rehab

This 1-bedroom condo requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and flooring. Painting the interior walls and updating the kitchen and bathroom can significantly enhance the home's appeal and value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Resale paint interior walls — fresh paint can significantly improve the home's appearance
• Resale replace carpeted flooring — new flooring can enhance the home's appeal and value
• Resale update kitchen cabinets and appliances — new cabinets and appliances can greatly improve the home's functionality and value
• Resale update bathroom fixtures — new fixtures can greatly improve the home's functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint interior walls — fresh paint can significantly improve the home's appearance ↑
• Resale replace carpeted flooring — new flooring can enhance the home's appeal and value ↑
• Resale update kitchen cabinets and appliances — new cabinets and appliances can greatly improve the home's functionality and value ↑
• Resale update bathroom fixtures — new fixtures can greatly improve the home's functionality and value ↑

ⓘ 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: 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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 36,636
• Household income: $85,273
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1468.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 18% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 82% English-only · Spanish 15% 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: ▼ -148.17%
• Current HPI: 255.3667
• Rent YoY: ▼ -6.19%
• 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

-25.9% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $123,000 LERA
• 2026-03-25 Price Changed $147,000 LERA
• 2026-02-25 Price Changed $161,000 LERA
• 2025-12-16 Listed $166,000 LERA