2611 Cloudy Mdw · San Antonio, TX 78222

$178,500

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 34 Days on market

Built 2004 5,009 sqft lot Est $181k · at est. $10/mo HOA · 1% of rent

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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).

• Cash flow +11.5/30.0
• ARV discount +8.2/15.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful home is truly a gem, offering exceptional value along with timeless charm and character. The inviting living area features a cozy fireplace, creating the perfect space to relax or entertain. An open-concept layout seamlessly connects the kitchen and breakfast area, making everyday living both comfortable and functional. Step outside to enjoy a private backyard with no rear neighbors, providing added tranquility. The landscaping is beautifully maintained in both the front and back, enhanced by a fully functioning irrigation system that keeps the lawn lush and green year-round. Major updates have already been taken care of, including a new roof installed in July 2025 and a bran

Key facts

• No rear neighbors
• Private backyard
• Water softener

Tags

• COZY FIREPLACE
• PRIVATE BACKYARD
• NO REAR NEIGHBORS
• NEW ROOF
• BRAND-NEW HVAC SYSTEM
• WATER SOFTENER

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA dues $120 annually; Association transfer fee $200

Exterior

• Parking: 2-car garage; Converted garage (additional living/utility space)
• Security: Owned security system; Smoke alarm
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximately 22 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Private pool; Brick, 4-sided masonry exterior; Lot in Foster Meadows subdivision; Park/playground, jogging trails and basketball court in the community

Interior

• Kitchen: Self-cleaning oven; Stove/Range; Dishwasher; Disposal; Ice maker connection; 12 x 8 kitchen
• Bedrooms: Master bedroom with walk-in closet, ceiling fan and full bath; Bedroom 2: 12 x 12; Bedroom 3: 11 x 10; Bedroom 4: 14 x 11; Master bedroom dimensions: 14 x 12
• Flooring: Ceramic tile flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower and double vanity; Master bath dimensions: 10 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Self-cleaning oven; Stove/Range; Disposal; Dishwasher; Ice maker connection; Vent fan; Smoke alarm; Owned security system; Electric water heater; Open floor plan; Converted garage; Pull-down storage; Utility room inside; Separate dining room; Breakfast bar; Some window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (5.1% below list).
• Recommended offer: $168k (5.7% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $168,304 (5.7% 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 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.95% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $181,302
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6018 Bear Mdw	0.22mi	3/2.0	1,344 (-1%)	8mo	$115,000	$86	82
5922 Lakedale	0.21mi	3/2.0	1,288 (-5%)	9mo	$170,000	$132	75
6223 Still Mdw	0.41mi	3/2.0	1,330 (-2%)	5mo	$139,000	$105	74
6122 Pleasant Mdw	0.36mi	3/2.0	1,330 (-2%)	10mo	$199,000	$150	72
6002 Blind	0.38mi	3/2.0	1,232 (-9%)	2mo	$100,000	$81	66
6127 Southern Vis	0.55mi	3/2.5	1,415 (+5%)	1mo	$189,900	$134	64
6423 Woodcliff Bnd	0.54mi	3/2.5	1,415 (+5%)	3mo	$190,000	$134	62
3831 Southton	0.59mi	3/2.5	1,415 (+5%)	1mo	$190,000	$134	62
3438 Southton Vw	0.42mi	3/2.5	1,415 (+5%)	10mo	$189,900	$134	62
2814 Lakebriar	0.28mi	4/2.0 (+1)	1,488 (+10%)	6mo	$114,900	$77	60
4615 Flying Hooves	0.74mi	3/2.5	1,286 (-5%)	0mo	$199,990	$156	55
3226 Cattail Holw	0.70mi	3/2.0	1,412 (+4%)	7mo	$258,240	$183	54

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-30,145
• Equity at exit: $26,615

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-20,645
• Equity at exit: $15,433

Cash invested: $49,980 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$936
• Tax from tax record: −$375 /mo · $4,498/yr
• Insurance: −$74
• HOA: −$10
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-58

Break-even live

Break-even rent $1,766

Max offer price $168,304

Occupancy floor 98%

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: $44,625
• Closing costs: $5,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Lakebriar St San Antonio, TX	3.0	2.0	1724	$1,675	$0.97	44d	1	0.19mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	44d	1	0.26mi
6147 Still Mdw San Antonio, TX	3.0	2.0	1556	$1,459	$0.94	3d	1	0.38mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	3d	1	0.39mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	22d	1	0.39mi
6123 Flower Mdw San Antonio, TX	4.0	2.0	1800	$1,795	$1.00	44d	1	0.40mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	2d	1	0.43mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	4d	1	0.44mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	12d	1	0.50mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	3d	1	0.55mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	24d	1	0.56mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	11d	1	0.57mi
3155 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,495	$0.96	12d	1	0.63mi
3219 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,500	$0.97	4d	1	0.65mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,510	$1.07	20d	1	0.65mi
3239 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,435	$0.92	24d	1	0.68mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	24d	1	0.70mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	44d	1	0.72mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	44d	1	0.77mi
6323 Sinclair Rd San Antonio, TX	3.0	2.0	1556	$1,510	$0.97	24d	1	0.77mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	12d	1	0.79mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	0.80mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	20d	1	0.82mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	24d	1	0.83mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.88mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	0.88mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	12d	1	0.88mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	12d	1	0.90mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	0.91mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	3d	1	0.92mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	44d	1	0.96mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	16d	1	0.98mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	24d	1	1.16mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	22d	1	1.27mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	3d	1	1.27mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	24d	1	1.27mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	44d	1	1.38mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	44d	1	1.39mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	2d	1	1.40mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	11d	1	1.40mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: landscaping

Listing history 26 events

1. 2026-06-18
   days on market $178,500 Active 34 DOM
2. 2026-06-17
   days on market $178,500 Active 33 DOM
3. 2026-06-16
   statusdays on market $178,500 Active 32 DOM
4. 2026-06-15
   days on market $178,500 Price Change 31 DOM
5. 2026-06-13
   days on market $178,500 Price Change 29 DOM
6. 2026-06-09
   days on market $178,500 Price Change 25 DOM
7. 2026-06-08
   days on market $178,500 Price Change 24 DOM
8. 2026-06-07
   pricestatusdays on market $178,500 Price Change 23 DOM
9. 2026-06-04
   statusdays on market $179,000 Back on Market 20 DOM
10. 2026-06-03
    days on market $179,000 Active Option 19 DOM
11. 2026-06-02
    days on market $179,000 Active Option 18 DOM
12. 2026-06-01
    days on market $179,000 Active Option 17 DOM
13. 2026-05-31
    days on market $179,000 Active Option 16 DOM
14. 2026-05-19
    status Back on Market
15. 2026-04-17
    status Pending
16. 2026-04-13
    listed $179,000 New
17. 2026-03-21
    historical
18. 2025-12-15
    listed $206,500 New
19. 2022-09-19
    soldstatus
20. 2019-09-18
    soldstatus $180,000
21. 2015-11-10
    historical
22. 2015-07-03
    price $125,000
23. 2015-07-03
    status Price Change
24. 2015-06-30
    historical
25. 2014-11-12
    price $129,000
26. 2014-07-02
    listed $132,000 New

ⓘ 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: $4,498 · $375/mo
• Projected year-2 tax: $4,498 · $375/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,318
• − Mortgage interest: −$9,999
• − Property taxes: −$4,498
• − Insurance: −$892
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$120
• − Depreciation: −$5,193
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $180/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

+35.6% since first listed

13 events — show timeline

• 2026-05-19 Relisted — LERA
• 2026-04-17 Pending — LERA
• 2026-04-13 Listed $179,000 LERA
• 2026-03-21 Listing Removed — LERA
• 2025-12-15 Listed $206,500 LERA
• 2022-09-19 Sold (Public Records) — Public Records
• 2019-09-18 Sold (Public Records) $180,000 Public Records
• 2015-11-10 Listing Removed — LERA
• 2015-07-03 Price Changed $125,000 LERA
• 2015-07-03 Relisted — LERA
• 2015-06-30 Listing Removed — LERA
• 2014-11-12 Price Changed $129,000 LERA
• 2014-07-02 Listed $132,000 LERA

Property tax history

+4.0%/yr

Latest (2025): $4,498 · +3.6% YoY. Source: county tax records.