7106 Laurel Valley Dr · San Antonio, TX 78242

$165,000

4 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 70 Days on market

Built 1969 9,801 sqft lot $153/sqft · 16% below area Est $197k · 16% 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 +15.6/30.0
• ARV discount +14.8/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment property in the Lackland AFB rental corridor, tenant in place and cash flowing from day one. Currently leased with rent paid directly via SAHA/Section 8 HAP, providing government-backed income with minimal collection risk. Major systems have been updated including roof, water heater, and sewer line, keeping deferred maintenance low. Investor buyers ONLY. NO owner-occupant or FHA/VA financing. Currently rented for $1604.

Key facts

• Tenant in place
• Cash flowing
• Investment property

Tags

• INVESTMENT PROPERTY
• LACKLAND AFB RENTAL CORRIDOR
• TENANT IN PLACE
• CASH FLOWING
• GOVERNMENT-BACKED INCOME
• MAJOR SYSTEMS UPDATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $68 ($817/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.3%/yr); 91 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 40% of the median local income ($51k/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 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (median comp): $197,098
• List price: $165,000
• Delta: -16.29%
• 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
5746 Elm Vly	0.12mi	3/2.0 (-1)	1,056 (-2%)	3mo	$199,999	$189	84
7030 Grand Valley St	0.09mi	4/2.0	1,225 (+14%)	3mo	$165,000	$135	70
7143 Laurel Valley Dr	0.12mi	3/2.0 (-1)	1,224 (+14%)	4mo	$184,900	$151	63
6039 Golden Valley Dr	0.49mi	3/1.0 (-1)	1,032 (-4%)	1mo	$140,000	$136	61
5914 Fir Vly	0.33mi	3/1.0 (-1)	984 (-8%)	2mo	$164,900	$168	60
5762 Sunset Pt	0.17mi	3/2.0 (-1)	1,226 (+14%)	5mo	$223,750	$183	59
5643 Vista Pont	0.32mi	3/2.0 (-1)	1,226 (+14%)	0mo	$215,000	$175	56
5915 Middlefield	0.44mi	3/2.0 (-1)	1,180 (+10%)	3mo	$175,900	$149	56
6134 Cedar Vly	0.72mi	3/1.0 (-1)	1,032 (-4%)	2mo	$159,900	$155	49
5647 Middlefield	0.49mi	3/2.5 (-1)	1,199 (+12%)	3mo	$134,900	$113	48
7438 Brook Vly	0.63mi	3/1.0 (-1)	945 (-12%)	2mo	$75,000	$79	39
151 Reefridge	0.74mi	3/1.0 (-1)	946 (-12%)	2mo	$139,500	$147	35

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-27,232
• Equity at exit: $24,602

10-year hold

• IRR: -16.9%
• Equity multiple: 0.20×
• Total profit: $-36,775
• Equity at exit: $14,266

Cash invested: $46,200 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 91
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$865
• Tax from tax record: −$326 /mo · $3,917/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $68

Break-even live

Break-even rent $1,596

Max offer price $165,000

Occupancy floor 91%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	23d	1	0.28mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	43d	1	0.32mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	1d	1	0.40mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	43d	1	0.56mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	4d	1	0.60mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	14d	1	0.62mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,425	$1.41	23d	1	0.62mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	3d	31	0.66mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	43d	1	0.69mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	14d	1	0.78mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	16d	1	0.86mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	23d	1	0.86mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	1d	46	0.86mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	1d	1	0.88mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	21d	1	0.88mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	23d	1	0.90mi
5350 W Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	972	$1,356	$1.40	1d	54	0.90mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	23d	1	0.94mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	12d	1	0.97mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	43d	1	1.04mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	1d	1	1.14mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	4d	1	1.15mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	17d	1	1.17mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	21d	1	1.21mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	10d	1	1.23mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	16d	7	1.27mi
4750 Military Dr W San Antonio, TX	1.0–3.0	1.0–2.0	1015	$1,969	$1.94	1d	11	1.34mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	43d	1	1.37mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	43d	1	1.43mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $165,000 Active 70 DOM
2. 2026-06-17
   days on market $165,000 Active 69 DOM
3. 2026-06-16
   days on market $165,000 Active 68 DOM
4. 2026-06-15
   days on market $165,000 Active 67 DOM
5. 2026-06-13
   days on market $165,000 Active 65 DOM
6. 2026-06-09
   days on market $165,000 Active 61 DOM
7. 2026-06-08
   days on market $165,000 Active 60 DOM
8. 2026-06-07
   days on market $165,000 Active 59 DOM
9. 2026-06-04
   days on market $165,000 Active 56 DOM
10. 2026-06-03
    days on market $165,000 Active 55 DOM
11. 2026-06-02
    days on market $165,000 Active 54 DOM
12. 2026-06-01
    days on market $165,000 Active 53 DOM
13. 2026-05-31
    days on market $165,000 Active 52 DOM
14. 2026-04-09
    listed $165,000 New 442-char remark

    Show marketing remark (442 chars)

    Turnkey investment property in the Lackland AFB rental corridor, tenant in place and cash flowing from day one. Currently leased with rent paid directly via SAHA/Section 8 HAP, providing government-backed income with minimal collection risk. Major systems have been updated including roof, water heater, and sewer line, keeping deferred maintenance low. Investor buyers ONLY. NO owner-occupant or FHA/VA financing. Currently rented for $1604.

15. 2001-01-22
    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: $3,917 · $326/mo
• Projected year-2 tax: $3,917 · $326/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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,180
• − Mortgage interest: −$9,243
• − Property taxes: −$3,917
• − Insurance: −$825
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,800
• Taxable loss: −$1,834
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,257/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

2 events — show timeline

• 2026-04-09 Listed $165,000 LERA
• 2001-01-22 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,917 · +0.4% YoY. Source: county tax records.