6100 Woodlake #503 · San Antonio, TX 78244

$77,000

2 bd · 2.0 ba · 1,327 sqft · Condo · 199 Days on market

Built 1984 Fair condition $500/mo HOA · 36% of rent

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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 +18.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS with the exception of the Primary Shower wall in which the seller will replace. One full bed and bathroom down with primary bedroom upstairs. Primary bath features separate tub and shower with dual floating vanities. Vinyl flooring and new carpet installed. Living room is open with high ceilings and offers a wood burning fireplace. Upstairs balcony overlooks the pool that is currently under construction. Washer, Dryer and Refrigerator included. Investors are welcome with proof funds and an offer without assumption.

Key facts

• $500 HOA
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $77k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $68 ($822/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $532 of loan paydown is wiped out by about $2k 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 199 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.81% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.50×
• Total profit: $-10,873
• Equity at exit: $11,481

10-year hold

• IRR: -14.4%
• Equity multiple: 0.32×
• Total profit: $-14,618
• Equity at exit: $6,658

Cash invested: $21,560 (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: 193
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$500
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $68

Break-even live

Break-even rent $1,306

Max offer price $77,000

Occupancy floor 90%

Sensitivity live

Price	-10% $122	-5% $95	+0% $68	+5% $42	+10% $15
Rent	-10% $-42	-5% $13	+0% $68	+5% $124	+10% $179
Rate	-1.0pp $107	-0.5pp $88	base $68	+0.5pp $49	+1.0pp $28

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6100 Woodlake Pkwy San Antonio, TX	1.0	1.0	910	$1,550	$1.70	45d	1	0.01mi
7117 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	3d	1	0.07mi
6015 Jax Way Unit 102 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.09mi
6011 Jax Way #104 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.10mi
6002 Jax Way #102 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	5d	1	0.10mi
7014 Donovan Way #103 San Antonio, TX	3.0	2.5	1219	$1,350	$1.11	19d	1	0.12mi
7105 Micayla Cv #104 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	16d	1	0.12mi
7105 Micayla Cv #104 San Antonio, TX	3.0	2.5	1245	$1,395	$1.12	45d	1	0.12mi
7102 Micayla Cv Unit 103 San Antonio, TX	3.0	2.5	1250	$1,395	$1.12	5d	1	0.13mi
7010 Donovan Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	5d	1	0.13mi
5822 Golf Bnd Unit 2 San Antonio, TX	3.0	2.5	1325	$1,325	$1.00	45d	1	0.14mi
7219 Golf Way San Antonio, TX	3.0	2.0	1220	$1,250	$1.02	25d	1	0.14mi
5807 Golf Bnd #2 San Antonio, TX	3.0	2.5	1321	$1,200	$0.91	4d	1	0.15mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	21d	1	0.15mi
7006 Donovan Way Unit 101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.15mi
6011 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.18mi
6015 Karly Way #101 San Antonio, TX	2.0	2.5	1219	$1,425	$1.17	21d	1	0.19mi
6015 Karly Way Unit 103 San Antonio, TX	3.0	2.5	1219	$1,295	$1.06	45d	1	0.19mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	45d	1	0.19mi
6019 Karly Way #101 San Antonio, TX	3.0	2.5	1219	$1,395	$1.14	16d	1	0.19mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,245	$0.94	23d	1	0.24mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,295	$0.98	25d	1	0.24mi
7018 Elmbank San Antonio, TX	2.0	1.0	1050	$1,200	$1.14	25d	1	0.25mi
7016 Elmbank San Antonio, TX	2.0	2.0	1193	$1,125	$0.94	4d	1	0.26mi
7017 Silver Cyn Unit 7017-SC San Antonio, TX	2.0	1.0	1055	$1,100	$1.04	45d	1	0.27mi
5717 Lochmoor San Antonio, TX	2.0	1.0	1656	$1,150	$0.69	17d	1	0.28mi
5715 Lochmoor San Antonio, TX	2.0	1.0	1656	$1,100	$0.66	25d	1	0.28mi
7323 Golf Vista Blvd San Antonio, TX	2.0	2.0	1100	$1,200	$1.09	25d	1	0.32mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,914	$2.20	21d	10	0.34mi
7031 Atherton San Antonio, TX	3.0	2.5	1501	$1,790	$1.19	19d	1	0.34mi
5528 Lochmoor San Antonio, TX	2.0	2.0	987	$1,775	$1.80	4d	1	0.35mi
7363 Golf Vista Blvd San Antonio, TX	2.0	2.0	1050	$1,275	$1.21	45d	1	0.37mi
7034 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	45d	1	0.37mi
7030 Lakeview Dr #102 San Antonio, TX	3.0	2.5	1324	$1,295	$0.98	45d	1	0.38mi
7014 Lakeview Dr Unit 102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	25d	1	0.40mi
7027 Farm-To-Market Road 78 Unit 9204 San Antonio, TX	2.0	2.0	954	$1,780	$1.87	5d	1	0.42mi
7027 Farm to Market Road 78 Unit 710 San Antonio, TX	2.0	2.0	881	$1,123	$1.27	4d	1	0.42mi
7027 Farm to Market Road 78 Unit 14203 San Antonio, TX	2.0	1.0	881	$1,580	$1.79	4d	1	0.42mi
7326 Putter San Antonio, TX	2.0	2.5	1826	$1,599	$0.88	13d	1	0.42mi
7475 Golf Vista Blvd San Antonio, TX	3.0–4.0	2.0	1736	$1,399	$0.81	3d	1	0.43mi

HOA detail condo

• Monthly dues: $500 · $6,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-03-03
   price $77,000 531-char remark

   Show marketing remark (531 chars)

   SOLD AS IS with the exception of the Primary Shower wall in which the seller will replace. One full bed and bathroom down with primary bedroom upstairs. Primary bath features separate tub and shower with dual floating vanities. Vinyl flooring and new carpet installed. Living room is open with high ceilings and offers a wood burning fireplace. Upstairs balcony overlooks the pool that is currently under construction. Washer, Dryer and Refrigerator included. Investors are welcome with proof funds and an offer without assumption.

2. 2026-01-07
   price $83,900 531-char remark

   Show marketing remark (531 chars)

   SOLD AS IS with the exception of the Primary Shower wall in which the seller will replace. One full bed and bathroom down with primary bedroom upstairs. Primary bath features separate tub and shower with dual floating vanities. Vinyl flooring and new carpet installed. Living room is open with high ceilings and offers a wood burning fireplace. Upstairs balcony overlooks the pool that is currently under construction. Washer, Dryer and Refrigerator included. Investors are welcome with proof funds and an offer without assumption.

3. 2025-11-12
   listed $90,000 New 531-char remark

   Show marketing remark (531 chars)

   SOLD AS IS with the exception of the Primary Shower wall in which the seller will replace. One full bed and bathroom down with primary bedroom upstairs. Primary bath features separate tub and shower with dual floating vanities. Vinyl flooring and new carpet installed. Living room is open with high ceilings and offers a wood burning fireplace. Upstairs balcony overlooks the pool that is currently under construction. Washer, Dryer and Refrigerator included. Investors are welcome with proof funds and an offer without assumption.

4. 2025-06-08
   historical
5. 2025-03-21
   price $90,000
6. 2025-03-20
   status Back on Market
7. 2024-12-31
   historical
8. 2024-11-08
   price $99,900
9. 2024-06-26
   listed $104,900 New
10. 2024-06-01
    historical
11. 2024-03-16
    listed $114,900 New
12. 2024-02-01
    historical
13. 2023-12-10
    price $114,900
14. 2023-11-25
    listed $124,900 New
15. 2022-09-01
    soldstatus Sold
16. 2022-08-27
    status Pending
17. 2022-08-21
    historical Active Option
18. 2022-08-13
    listed $75,000 New

ⓘ 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: $16,718
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − HOA: −$6,000
• − Depreciation: −$2,240
• Taxable loss: −$50
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $834/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 Moderate rehab

The property requires moderate repairs and maintenance, including painting, updating fixtures, and landscaping. These improvements would significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen backsplash — Significant wear and tear
• Major bathroom shower curtain — Significant wear and tear
• Moderate exterior siding — Weathered and aged
• Moderate interior walls/paint — Faded and in need of touch-up
• Moderate landscaping — Sparse and in need of maintenance

Value-add opportunities

• Both Painting and updating kitchen backsplash — Enhances curb appeal and interior aesthetics
• Both Replacing shower curtain and updating bathroom fixtures — Improves functionality and aesthetics
• Both Landscaping and fencing maintenance — Enhances curb appeal and property value
• Both HVAC and electrical maintenance — Ensures functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · Significant wear and tear	Major	$15,000–50,000
bathroom shower curtain · Significant wear and tear	Major	$15,000–50,000
exterior siding · Weathered and aged	Moderate	$3,000–15,000
interior walls/paint · Faded and in need of touch-up	Moderate	$3,000–15,000
landscaping · Sparse and in need of maintenance	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$39,000–145,000

Value-add ROI direction

• Both Painting and updating kitchen backsplash — Enhances curb appeal and interior aesthetics ↑
• Both Replacing shower curtain and updating bathroom fixtures — Improves functionality and aesthetics ↑
• Both Landscaping and fencing maintenance — Enhances curb appeal and property value ↑
• Both HVAC and electrical maintenance — Ensures functionality and safety ↑

ⓘ 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

+2.7% since first listed

18 events — show timeline

• 2026-03-03 Price Changed $77,000 LERA
• 2026-01-07 Price Changed $83,900 LERA
• 2025-11-12 Listed $90,000 LERA
• 2025-06-08 Listing Removed — LERA
• 2025-03-21 Price Changed $90,000 LERA
• 2025-03-20 Relisted — LERA
• 2024-12-31 Listing Removed — LERA
• 2024-11-08 Price Changed $99,900 LERA
• 2024-06-26 Listed $104,900 LERA
• 2024-06-01 Listing Removed — LERA
• 2024-03-16 Listed $114,900 LERA
• 2024-02-01 Listing Removed — LERA
• 2023-12-10 Price Changed $114,900 LERA
• 2023-11-25 Listed $124,900 LERA
• 2022-09-01 Sold (MLS) — LERA
• 2022-08-27 Pending — LERA
• 2022-08-21 Contingent — LERA
• 2022-08-13 Listed $75,000 LERA