6915 Brecon · San Antonio, TX 78239

$129,900

3 bd · 2.0 ba · 1,549 sqft · Townhouse public records · 212 Days on market

Built 1981 5,749 sqft lot $84/sqft · 6% below area Est $138k · 6% under

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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).

• Cash flow +22.3/30.0
• ARV discount +10.1/15.0
• DSCR +7.1/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a great opportunity in the desirable Bulverde Village area! This home sits on a quiet street and offers fantastic potential for investors or buyers looking to put their personal touch on a property. Featuring a spacious layout with an open-concept main living area, this home is ready for renovation and customization. The backyard offers room to create an outdoor retreat, while the community's convenient location places you minutes from shopping, dining, and top-rated schools. With a bit of TLC, this property can truly shine. Don't miss your chance to add value in an established, sought-after neighborhood!

Key facts

• Backyard
• Convenient location
• Outdoor retreat

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• BACKYARD
• OUTDOOR RETREAT
• CONVENIENT LOCATION
• TOP-RATED SCHOOLS
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 212 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.1

CMA / ARV

• ARV (median comp): $137,746
• List price: $129,900
• Delta: -5.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7122 Brecon	0.09mi	3/2.5	1,584 (+2%)	9mo	$140,000	$88	83
6828 Stockport	0.20mi	3/2.0	1,664 (+7%)	3mo	$89,000	$53	76
6803 Oldham	0.27mi	3/2.0	1,500 (-3%)	14mo	$164,700	$110	70
6810 Stockport	0.23mi	3/2.0	1,562 (+1%)	22mo	$120,000	$77	69
6907 Neston #1	0.12mi	3/1.0	1,393 (-10%)	7mo	$95,000	$68	68
6814 Neston Dr	0.21mi	3/2.5	1,764 (+14%)	2mo	$139,900	$79	63
7716 Glen Mdws	0.65mi	3/2.5	1,584 (+2%)	23mo	$139,000	$88	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.68×
• Total profit: $-11,760
• Equity at exit: $19,369

10-year hold

• IRR: -4.7%
• Equity multiple: 0.74×
• Total profit: $-9,518
• Equity at exit: $11,231

Cash invested: $36,372 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$681
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $214

Break-even live

Break-even rent $1,245

Max offer price $129,900

Occupancy floor 81%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	43d	1	0.12mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	43d	1	0.13mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	43d	1	0.15mi
8318 Tuxford San Antonio, TX	4.0	2.0	1452	$1,700	$1.17	4d	1	0.19mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	14d	1	0.22mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	23d	1	0.25mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	16d	1	0.25mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	23d	1	0.26mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	43d	2	0.32mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	23d	1	0.35mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	43d	5	0.36mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,539	$1.02	3d	1	0.40mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,569	$1.04	16d	1	0.40mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	20d	1	0.43mi
6607 Benhill San Antonio, TX	3.0	2.0	1318	$2,000	$1.52	21d	1	0.49mi
8310 Hastings San Antonio, TX	2.0	1.0	1315	$1,450	$1.10	23d	1	0.50mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	23d	1	0.51mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	2d	1	0.55mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	43d	1	0.55mi
8215 Littleport San Antonio, TX	3.0	2.0	1344	$1,600	$1.19	17d	1	0.55mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	43d	1	0.55mi
6923 Glen Fair San Antonio, TX	4.0	2.5	1632	$1,725	$1.06	7d	1	0.55mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	21d	1	0.56mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	3d	1	0.57mi
8350 Hastings San Antonio, TX	3.0	2.0	1247	$2,000	$1.60	43d	1	0.58mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.60mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	23d	1	0.60mi
7210 Glen Cross San Antonio, TX	4.0	2.0	2014	$2,300	$1.14	23d	1	0.62mi
7347 Montgomery Dr San Antonio, TX	3.0	2.0	1579	$1,950	$1.23	23d	1	0.66mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	10d	1	0.68mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.68mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	43d	1	0.68mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.69mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	10d	1	0.69mi
7650 Oak Chase Unit 7650 San Antonio, TX	4.0	2.0	1250	$1,650	$1.32	43d	1	0.69mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	43d	1	0.69mi
6721 Brothers Ln Unit 6721 San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	16d	1	0.70mi
6721 Brothers Ln San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	7d	1	0.70mi
7636 Oak Chase Unit 1 San Antonio, TX	3.0	2.0	1200	$1,255	$1.05	43d	1	0.71mi
7648 Windsor Oaks San Antonio, TX	4.0	2.0	1500	$1,295	$0.86	23d	1	0.72mi

Listing history 23 events

1. 2026-06-18
   days on market $129,900 Active 212 DOM
2. 2026-06-17
   days on market $129,900 Active 211 DOM
3. 2026-06-16
   days on market $129,900 Active 210 DOM
4. 2026-06-13
   days on market $129,900 Active 207 DOM
5. 2026-06-13
   days on market $129,900 Active 206 DOM
6. 2026-06-09
   days on market $129,900 Active 203 DOM
7. 2026-06-08
   days on market $129,900 Active 202 DOM
8. 2026-06-07
   days on market $129,900 Active 201 DOM
9. 2026-06-04
   days on market $129,900 Active 198 DOM
10. 2026-06-03
    days on market $129,900 Active 197 DOM
11. 2026-06-02
    days on market $129,900 Active 196 DOM
12. 2026-06-01
    days on market $129,900 Active 195 DOM
13. 2026-05-31
    days on market $129,900 Active 194 DOM
14. 2026-05-19
    price $129,900 623-char remark

    Show marketing remark (623 chars)

    Welcome to a great opportunity in the desirable Bulverde Village area! This home sits on a quiet street and offers fantastic potential for investors or buyers looking to put their personal touch on a property. Featuring a spacious layout with an open-concept main living area, this home is ready for renovation and customization. The backyard offers room to create an outdoor retreat, while the community's convenient location places you minutes from shopping, dining, and top-rated schools. With a bit of TLC, this property can truly shine. Don't miss your chance to add value in an established, sought-after neighborhood!

15. 2026-03-12
    price $139,000 623-char remark

    Show marketing remark (623 chars)

    Welcome to a great opportunity in the desirable Bulverde Village area! This home sits on a quiet street and offers fantastic potential for investors or buyers looking to put their personal touch on a property. Featuring a spacious layout with an open-concept main living area, this home is ready for renovation and customization. The backyard offers room to create an outdoor retreat, while the community's convenient location places you minutes from shopping, dining, and top-rated schools. With a bit of TLC, this property can truly shine. Don't miss your chance to add value in an established, sought-after neighborhood!

16. 2026-02-10
    price $149,900 623-char remark

    Show marketing remark (623 chars)

    Welcome to a great opportunity in the desirable Bulverde Village area! This home sits on a quiet street and offers fantastic potential for investors or buyers looking to put their personal touch on a property. Featuring a spacious layout with an open-concept main living area, this home is ready for renovation and customization. The backyard offers room to create an outdoor retreat, while the community's convenient location places you minutes from shopping, dining, and top-rated schools. With a bit of TLC, this property can truly shine. Don't miss your chance to add value in an established, sought-after neighborhood!

17. 2025-11-17
    listed $160,000 New 623-char remark

    Show marketing remark (623 chars)

    Welcome to a great opportunity in the desirable Bulverde Village area! This home sits on a quiet street and offers fantastic potential for investors or buyers looking to put their personal touch on a property. Featuring a spacious layout with an open-concept main living area, this home is ready for renovation and customization. The backyard offers room to create an outdoor retreat, while the community's convenient location places you minutes from shopping, dining, and top-rated schools. With a bit of TLC, this property can truly shine. Don't miss your chance to add value in an established, sought-after neighborhood!

18. 2005-10-24
    soldstatus
19. 2005-02-11
    soldstatus
20. 2005-02-11
    soldstatus
21. 2005-02-10
    soldstatus 261-char remark

    Show marketing remark (261 chars)

    Now is the time to buy! submit all reasonable OFFERS. CLOSE TO MIDDLE SCHOOL, SHOPPING NEAR BY. CLOSE TO FT. SAM AND RANDOLPH AFB, HANDYMAN SPECIAL. PRICED FOR QUICK SALE. owner is flexible with cash offer! Ideal investment area. This home will rent in hours!!

22. 2004-08-25
    listed $51,900 261-char remark

    Show marketing remark (261 chars)

    Now is the time to buy! submit all reasonable OFFERS. CLOSE TO MIDDLE SCHOOL, SHOPPING NEAR BY. CLOSE TO FT. SAM AND RANDOLPH AFB, HANDYMAN SPECIAL. PRICED FOR QUICK SALE. owner is flexible with cash offer! Ideal investment area. This home will rent in hours!!

23. 1989-08-01
    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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 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: $18,192
• − Mortgage interest: −$7,276
• − Property taxes: −$2,975
• − Insurance: −$650
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$3,779
• Taxable income: $602
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $2,429/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

+150.3% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $129,900 LERA
• 2026-03-12 Price Changed $139,000 LERA
• 2026-02-10 Price Changed $149,900 LERA
• 2025-11-17 Listed $160,000 LERA
• 2005-10-24 Sold (Public Records) — Public Records
• 2005-02-11 Sold (Public Records) — Public Records
• 2005-02-11 Sold (Public Records) — Public Records
• 2005-02-10 Sold (MLS) — LERA
• 2004-08-25 Listed $51,900 LERA
• 1989-08-01 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $2,975 · -1.0% YoY. Source: county tax records.