6100 Woodlake Pkwy #601 · San Antonio, TX 78244

$115,000

1 bd · 1.0 ba · 635 sqft · Condo · 13 Days on market

Built 1984 Fair condition $181/sqft · 67% above area

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and cozy first-floor condo, ideally situated in a private corner unit for added peace and tranquility. Featuring a spacious bedroom and a full bath, this inviting space is perfect for an individual, a couple, or as a special investment property. The 12-foot high ceilings and wood-burning fireplace create a warm and welcoming atmosphere in the living room. Enjoy the outdoors with a private backyard patio, ideal for your morning coffee or a relaxing evening. Additional convenience comes with a covered carport and extra storage. With an unbeatable location, this home is ready for you to schedule a showing today!

Key facts

• Open layout
• Large private patio
• Garage

Tags

• RENOVATED CORNER CONDO
• NEW INTERIOR FINISHES
• OPEN LAYOUT
• WOOD BURNING FIREPLACE
• LARGE PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 5.0% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 187 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $795 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $115,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 1.00% ✓
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 8.3

CMA / ARV

• ARV (median comp): $68,812
• List price: $115,000
• Delta: 56.95%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-28,625
• Equity at exit: $17,147

10-year hold

• IRR: -39.6%
• Equity multiple: -0.37×
• Total profit: $-44,071
• Equity at exit: $9,943

Cash invested: $32,200 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA est. from 9 same-building comps: −$236
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-119

Break-even live

Break-even rent $1,305

Max offer price $97,737

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,476	$1.70	20d	10	0.34mi
7027 Farm to Market Road 78 Unit 610 San Antonio, TX	1.0	1.0	587	$983	$1.67	3d	1	0.42mi
7027 Farm To Market RD San Antonio, TX	1.0–3.0	1.0–2.0	868	$990	$1.14	1d	29	0.46mi
7554 Old Seguin Rd San Antonio, TX	1.0	1.0	700	$989	$1.41	43d	1	0.79mi
5415 N Foster Rd San Antonio, TX	1.0–2.0	1.0–2.0	872	$950	$1.09	2d	24	0.89mi
7114 Winding Shelf San Antonio, TX	1.0	1.0	527	$1,250	$2.37	4d	1	0.96mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	10d	1	1.20mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	4d	1	1.21mi
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	4d	1	1.23mi
7218 Elm Cv San Antonio, TX	1.0	1.0	350	$1,000	$2.86	4d	1	1.24mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-16
   status $115,000 Pending 13 DOM
2. 2026-06-15
   days on market $115,000 Active Option 13 DOM
3. 2026-06-13
   days on market $115,000 Active Option 11 DOM
4. 2026-06-09
   days on market $115,000 Active Option 7 DOM
5. 2026-06-08
   statusdays on market $115,000 Active Option 6 DOM
6. 2026-06-07
   days on market $115,000 New 5 DOM
7. 2026-06-04
   days on market $115,000 New 2 DOM
8. 2026-06-03
   pricestatusdays on marketlisting id $115,000 New 1 DOM
9. 2026-05-06
   historical
10. 2026-03-12
    price $108,000
11. 2025-12-14
    price $115,000
12. 2025-11-14
    price $125,000
13. 2025-05-13
    listed $130,000 New
14. 2025-04-29
    historical
15. 2024-09-01
    historical $1,200
16. 2024-06-06
    listed $1,200
17. 2024-05-10
    price $135,000
18. 2023-12-30
    listed $139,900 New
19. 2021-09-27
    historical
20. 2021-06-26
    price $93,500
21. 2021-06-25
    status Price Change
22. 2021-01-06
    historical Active Option
23. 2020-12-29
    listed $75,000 New
24. 2014-12-27
    soldstatus Sold
25. 2014-12-19
    status Pending
26. 2014-12-10
    historical Active Option
27. 2014-10-08
    price $39,900
28. 2014-07-09
    listed $45,000 New
29. 2011-10-05
    historical
30. 2011-09-16
    listed $18,660
31. 2011-09-15
    historical
32. 2011-05-12
    listed $23,660
33. 2004-02-19
    historical
34. 2003-09-01
    listed $40,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,845
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − HOA: −$2,832
• − Depreciation: −$3,345
• Taxable loss: −$3,290
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $-642/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 · 13 photos

Fair 45/100 Cosmetic rehab

This charming and cozy first-floor condo is in fair condition with some cosmetic repairs and maintenance needed. Painting the exterior walls and replacing the worn-out tile in the kitchen can significantly increase its value.

Repairs flagged

• Minor Landscaping — The landscaping and fencing show signs of wear and need maintenance.

Value-add opportunities

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the home's value.
• Both Replace the tile in the kitchen — Replacing the worn-out tile in the kitchen can improve the home's appearance and functionality.
• Both Maintain the landscaping and fencing — Maintaining the landscaping and fencing can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · The landscaping and fencing show signs of wear and need maintenance.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint the exterior walls — Painting the exterior walls can improve the curb appeal and increase the home's value. ↑
• Both Replace the tile in the kitchen — Replacing the worn-out tile in the kitchen can improve the home's appearance and functionality. ↑
• Both Maintain the landscaping and fencing — Maintaining the landscaping and fencing can improve the home's curb appeal and increase its 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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

+170.0% since first listed

26 events — show timeline

• 2026-05-06 Listing Removed — LERA
• 2026-03-12 Price Changed $108,000 LERA
• 2025-12-14 Price Changed $115,000 LERA
• 2025-11-14 Price Changed $125,000 LERA
• 2025-05-13 Listed $130,000 LERA
• 2025-04-29 Listing Removed — LERA
• 2024-09-01 Rental Removed $1,200 SABOR
• 2024-06-06 Listed for Rent $1,200 SABOR
• 2024-05-10 Price Changed $135,000 LERA
• 2023-12-30 Listed $139,900 LERA
• 2021-09-27 Listing Removed — LERA
• 2021-06-26 Price Changed $93,500 LERA
• 2021-06-25 Relisted — LERA
• 2021-01-06 Contingent — LERA
• 2020-12-29 Listed $75,000 LERA
• 2014-12-27 Sold (MLS) — LERA
• 2014-12-19 Pending — LERA
• 2014-12-10 Contingent — LERA
• 2014-10-08 Price Changed $39,900 LERA
• 2014-07-09 Listed $45,000 LERA
• 2011-10-05 Listing Removed — LERA
• 2011-09-16 Listed $18,660 LERA
• 2011-09-15 Listing Removed — LERA
• 2011-05-12 Listed $23,660 LERA
• 2004-02-19 Listing Removed — LERA
• 2003-09-01 Listed $40,000 LERA