6839 Neston Dr · San Antonio, TX 78239-3324

$149,900

2 bd · 1.0 ba · 1,225 sqft · Townhouse public records · 374 Days on market

Built 1981 2,526 sqft lot $122/sqft · 11% above area Est $135k · 11% over

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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 +13.9/30.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

Key facts

• Alley access
• Spacious yard
• Covered parking

Tags

• TOWNHOME
• NORTHEAST ISD
• COVERED PARKING
• ALLEY ACCESS
• SPACIOUS YARD
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $15 ($186/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (11.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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.
• Zoned schools: Montgomery El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 263 students, 92% FRL); White Middle (math 28% / reading 40%, grade F, #892 of 1,662 statewide, top 55%, 944 students, 68% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 77% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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

• 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 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. 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?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $134,962
• List price: $149,900
• Delta: 11.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6907 Neston #1	0.02mi	3/1.0 (+1)	1,393 (+14%)	7mo	$95,000	$68	65
7009 Glen Mist	0.65mi	2/2.0	1,232 (+1%)	3mo	$60,000	$49	62
6915 Oldham	0.10mi	3/2.0 (+1)	1,048 (-14%)	5mo	$139,900	$133	58
8002 Mallow	0.27mi	3/2.0 (+1)	1,177 (-4%)	22mo	$100,000	$85	54
7904 Broadwick	0.24mi	3/2.0 (+1)	1,104 (-10%)	17mo	$135,000	$122	49
7124 Oldham	0.25mi	3/2.0 (+1)	1,074 (-12%)	16mo	$170,000	$158	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.45×
• Total profit: $19,063
• Equity at exit: $67,402

10-year hold

• IRR: 10.6%
• Equity multiple: 2.59×
• Total profit: $66,529
• Equity at exit: $103,874

Cash invested: $41,972 (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 78239-3324

• Active inventory: 1
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$786
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $15

Break-even live

Break-even rent $1,309

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $58	+0% $15	+5% $-27	+10% $-69
Rent	-10% $-89	-5% $-37	+0% $15	+5% $68	+10% $120
Rate	-1.0pp $91	-0.5pp $54	base $15	+0.5pp $-23	+1.0pp $-63

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	45d	1	0.11mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	26d	1	0.16mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	45d	1	0.18mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	45d	2	0.21mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	45d	1	0.24mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	45d	5	0.28mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	17d	1	0.29mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	19d	1	0.31mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	26d	1	0.32mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	45d	1	0.35mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	18d	1	0.37mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	26d	1	0.37mi
6607 Benhill San Antonio, TX	3.0	2.0	1318	$2,000	$1.52	24d	1	0.40mi
8310 Hastings San Antonio, TX	2.0	1.0	1315	$1,450	$1.10	26d	1	0.40mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	22d	1	0.43mi
8215 Littleport San Antonio, TX	3.0	2.0	1344	$1,600	$1.19	19d	1	0.43mi
8350 Hastings San Antonio, TX	3.0	2.0	1247	$2,000	$1.60	45d	1	0.50mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	26d	1	0.54mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	9d	1	0.56mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	13d	1	0.57mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	9d	1	0.57mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	13d	1	0.57mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	9d	1	0.57mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,572	$1.28	0d	8	0.58mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	4d	1	0.58mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	45d	1	0.58mi
7636 Oak Chase Unit 1 San Antonio, TX	3.0	2.0	1200	$1,255	$1.05	45d	1	0.60mi
7651 Oak Chase San Antonio, TX	3.0	3.5	1034	$1,695	$1.64	26d	1	0.61mi
8454 Braewick Dr San Antonio, TX	2.0	2.0	784	$900	$1.15	18d	1	0.64mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	45d	1	0.66mi
8429 Braewick Dr San Antonio, TX	2.0	2.0	1088	$1,200	$1.10	4d	1	0.66mi
7613 Oak Chase San Antonio, TX	3.0	2.0	1200	$1,100	$0.92	45d	1	0.66mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	4d	1	0.68mi
7568 Windsor Oaks Unit 7572 San Antonio, TX	3.0	2.0	1150	$1,250	$1.09	6d	1	0.70mi
7571 Windsor Oaks San Antonio, TX	2.0	1.0	750	$695	$0.93	26d	1	0.71mi
7902 Rustic Forest Dr San Antonio, TX	3.0	2.0	1500	$1,495	$1.00	45d	1	0.71mi
7528 Oak Chase San Antonio, TX	3.0	2.0	1138	$995	$0.87	45d	1	0.71mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	26d	1	0.72mi
7548 Windsor Oaks Unit 7548 San Antonio, TX	3.0	2.0	1001	$1,200	$1.20	45d	1	0.73mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	45d	1	0.73mi

Listing history 42 events

1. 2026-06-21
   days on market $149,900 Active 374 DOM
2. 2026-06-18
   days on market $149,900 Active 371 DOM
3. 2026-06-17
   days on market $149,900 Active 370 DOM
4. 2026-06-16
   days on market $149,900 Active 369 DOM
5. 2026-06-13
   days on market $149,900 Active 366 DOM
6. 2026-06-13
   days on market $149,900 Active 365 DOM
7. 2026-06-09
   days on market $149,900 Active 362 DOM
8. 2026-06-08
   days on market $149,900 Active 361 DOM
9. 2026-06-07
   days on market $149,900 Active 360 DOM
10. 2026-06-04
    days on market $149,900 Active 357 DOM
11. 2026-06-03
    days on market $149,900 Active 356 DOM
12. 2026-06-02
    days on market $149,900 Active 355 DOM
13. 2026-06-01
    days on market $149,900 Active 354 DOM
14. 2026-05-31
    days on market $149,900 Active 353 DOM
15. 2026-01-02
    status Back on Market 751-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

16. 2026-01-02
    status Active 742-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

17. 2025-12-31
    historical 751-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

18. 2025-12-31
    historical 742-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

19. 2025-06-10
    listed $149,900 New 751-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

20. 2025-06-10
    listed $149,900 Active 742-char remark

    Show marketing remark (742 chars)

    Charming and Well-Maintained Townhome in NEISD Welcome to this move-in ready townhome located in the highly desirable Northeast ISD. This well-appointed 2-bedroom, 1-bath home offers 1,225 square feet of comfortable living space perfect for first-time buyers or those looking to downsize. Conveniently situated near major highways, schools, and a variety of shopping and dining options, this home combines comfort and accessibility. The property features its own covered parking with alley access, as well as additional street parking for guests. Enjoy a spacious yard with mature trees that provide ample shade ideal for outdoor relaxation and family gatherings. Don't miss this opportunity to own a family-friendly home in a great location!

21. 2025-02-28
    historical
22. 2025-01-22
    price $160,000
23. 2024-05-01
    status Back on Market
24. 2024-04-30
    historical
25. 2023-11-01
    status Back on Market
26. 2023-10-31
    historical
27. 2023-07-12
    price $164,000
28. 2023-05-19
    price $165,500
29. 2023-05-01
    listed $167,500 New
30. 2022-04-22
    soldstatus Sold
31. 2022-04-22
    soldstatus
32. 2022-04-12
    status Pending
33. 2022-03-14
    historical Active Option
34. 2022-03-10
    listed $140,000 New
35. 2021-02-12
    soldstatus
36. 2021-02-08
    soldstatus Sold
37. 2021-02-06
    status Pending SB
38. 2021-01-21
    listed $119,000 New
39. 2020-12-30
    soldstatus
40. 2020-12-30
    soldstatus
41. 2008-12-24
    historical
42. 2008-06-24
    listed $49,999

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$519/yr (+$43/mo · 23.3%)

ⓘ 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: $15,940
• − Mortgage interest: −$8,397
• − Property taxes: −$2,224
• − Insurance: −$750
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$4,361
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $748/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+199.8% since first listed

28 events — show timeline

• 2026-01-02 Relisted — LERA
• 2026-01-02 Relisted — CTXMLS
• 2025-12-31 Listing Removed — LERA
• 2025-12-31 Listing Removed — CTXMLS
• 2025-06-10 Listed $149,900 LERA
• 2025-06-10 Listed $149,900 CTXMLS
• 2025-02-28 Listing Removed — LERA
• 2025-01-22 Price Changed $160,000 LERA
• 2024-05-01 Relisted — LERA
• 2024-04-30 Listing Removed — LERA
• 2023-11-01 Relisted — LERA
• 2023-10-31 Listing Removed — LERA
• 2023-07-12 Price Changed $164,000 LERA
• 2023-05-19 Price Changed $165,500 LERA
• 2023-05-01 Listed $167,500 LERA
• 2022-04-22 Sold (MLS) — LERA
• 2022-04-22 Sold (Public Records) — Public Records
• 2022-04-12 Pending — LERA
• 2022-03-14 Contingent — LERA
• 2022-03-10 Listed $140,000 LERA
• 2021-02-12 Sold (Public Records) — Public Records
• 2021-02-08 Sold (MLS) — LERA
• 2021-02-06 Pending — LERA
• 2021-01-21 Listed $119,000 LERA
• 2020-12-30 Sold (Public Records) — Public Records
• 2020-12-30 Sold (Public Records) — Public Records
• 2008-12-24 Listing Removed — LERA
• 2008-06-24 Listed $49,999 LERA

Property tax history

+12.0%/yr

Latest (2025): $2,224 · -1.0% YoY. Source: county tax records.