3615 Woodville Dr · San Antonio, TX 78223

$125,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 66 Days on market

Built 1959 8,668 sqft lot $130/sqft · 28% below area Est $174k · 28% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special with great potential in established San Antonio neighborhood! This property is being sold as-is and offers a fantastic opportunity for investors, flippers, or buyers looking to customize a home to their liking. Situated on a spacious lot, this home provides a strong foundation for renovation or rental potential. With the right vision, this property can be transformed into a great primary residence or income-producing asset. Conveniently located near major highways, shopping, and dining. Don't miss your chance to bring your ideas and make this property your own!

Key facts

• Rental potential
• Strong foundation
• Spacious lot

Tags

• SPACIOUS LOT
• STRONG FOUNDATION
• RENOVATION POTENTIAL
• RENTAL POTENTIAL
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $70 ($839/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Hills El (math 10% / reading 23%, grade F, #3,946 of 4,322 statewide, top 92%, 618 students, 94% FRL); Rogers Middle (math 5% / reading 14%, grade F, #1,649 of 1,662 statewide, top 99%, 364 students, 92% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• Market conditions: Rents falling (-3.4%/yr); 329 active listings in the ZIP; 24 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).
• This rent runs 31% of the median local income ($52k/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 $864 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 66 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 7.6

CMA / ARV

• ARV (median comp): $174,345
• List price: $125,000
• Delta: -28.30%
• 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
3510 Woodville Dr	0.13mi	3/1.0	936 (-2%)	12mo	$105,000	$112	80
115 Tipperary	0.47mi	3/1.0	988 (+3%)	12mo	$159,900	$162	64
274 Gayle Ave	0.62mi	3/1.0	988 (+3%)	8mo	$74,900	$76	59
502 E Palfrey	0.69mi	3/1.0	960 (0%)	11mo	$174,999	$182	58
3318 Colglazier	0.42mi	3/1.0	860 (-10%)	6mo	$159,900	$186	58
315 Colglazier Ave	0.57mi	3/1.0	1,000 (+4%)	14mo	$163,000	$163	55
407 Pickwell	0.55mi	3/2.0	1,044 (+9%)	2mo	$119,000	$114	54
394 Anton	0.74mi	3/1.0	912 (-5%)	8mo	$85,000	$93	50
230 Metz	0.67mi	2/1.0 (-1)	912 (-5%)	8mo	$189,999	$208	49
326 Ryan	0.57mi	3/2.0	1,058 (+10%)	9mo	$200,000	$189	45
814 Pennystone Ave	0.70mi	3/1.0	1,026 (+7%)	14mo	$149,900	$146	45
450 E Palfrey	0.69mi	3/2.0	884 (-8%)	9mo	$150,000	$170	43

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: -16.4%
• Equity multiple: 0.44×
• Total profit: $-19,691
• Equity at exit: $18,638

10-year hold

• IRR: -16.0%
• Equity multiple: 0.25×
• Total profit: $-26,424
• Equity at exit: $10,808

Cash invested: $35,000 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 329
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$656
• Tax from tax record: −$301 /mo · $3,609/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $70

Break-even live

Break-even rent $1,276

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $141	-5% $105	+0% $70	+5% $35	+10% $-1
Rent	-10% $-38	-5% $16	+0% $70	+5% $124	+10% $178
Rate	-1.0pp $133	-0.5pp $102	base $70	+0.5pp $38	+1.0pp $5

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	45d	1	0.31mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	16d	1	0.41mi
4700 Stringfellow Dr San Antonio, TX	1.0–2.0	1.0–2.0	807	$950	$1.18	0d	6	0.49mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	25d	1	0.60mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	23d	5	0.81mi
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	45d	1	0.87mi
115 Harcourt Ave San Antonio, TX	3.0	1.0	912	$1,500	$1.64	23d	1	0.99mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	675	$1,013	$1.50	0d	7	1.07mi
462 Utopia Ln San Antonio, TX	2.0	1.0	837	$1,215	$1.45	45d	1	1.20mi
462 Utopia Ln Unit W248 San Antonio, TX	2.0	1.0	837	$1,239	$1.48	19d	1	1.23mi
2566 Goliad Rd San Antonio, TX	2.0	1.0	600	$1,350	$2.25	6d	20	1.24mi
2566 Goliad Rd San Antonio, TX	1.0–2.0	1.0	600	$1,300	$2.17	25d	23	1.24mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	45d	1	1.25mi
4243 Family Tree San Antonio, TX	2.0	1.0	900	$1,072	$1.19	6d	8	1.25mi
317 Kashmuir Pl Unit 3 San Antonio, TX	2.0	1.0	732	$1,197	$1.64	17d	1	1.30mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	0d	31	1.33mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	23d	10	1.36mi
2819 S WW White Rd Unit 710 San Antonio, TX	2.0	2.0	1007	$1,192	$1.18	0d	1	1.37mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	25d	1	1.44mi
3607 Bremen Ave #2 San Antonio, TX	2.0	1.0	940	$999	$1.06	0d	1	1.45mi
311 Glamis Ave Unit 2 San Antonio, TX	3.0	1.0	900	$1,395	$1.55	45d	1	1.47mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,195	$1.09	0d	1	1.47mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	4d	1	1.48mi
2825 S WW White Rd San Antonio, TX	2.0	2.0	1007	$927	$0.92	45d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $125,000 Active 66 DOM
2. 2026-06-18
   days on market $125,000 Active 63 DOM
3. 2026-06-17
   days on market $125,000 Active 62 DOM
4. 2026-06-16
   days on market $125,000 Active 61 DOM
5. 2026-06-15
   days on market $125,000 Active 60 DOM
6. 2026-06-13
   days on market $125,000 Active 58 DOM
7. 2026-06-09
   days on market $125,000 Active 54 DOM
8. 2026-06-08
   days on market $125,000 Active 53 DOM
9. 2026-06-07
   days on market $125,000 Active 52 DOM
10. 2026-06-04
    days on market $125,000 Active 49 DOM
11. 2026-06-03
    days on market $125,000 Active 48 DOM
12. 2026-06-02
    days on market $125,000 Active 47 DOM
13. 2026-06-01
    days on market $125,000 Active 46 DOM
14. 2026-05-31
    days on market $125,000 Active 45 DOM
15. 2026-04-16
    listed $125,000 New 590-char remark

    Show marketing remark (590 chars)

    Investor special with great potential in established San Antonio neighborhood! This property is being sold as-is and offers a fantastic opportunity for investors, flippers, or buyers looking to customize a home to their liking. Situated on a spacious lot, this home provides a strong foundation for renovation or rental potential. With the right vision, this property can be transformed into a great primary residence or income-producing asset. Conveniently located near major highways, shopping, and dining. Don't miss your chance to bring your ideas and make this property your own!

ⓘ 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: $3,609 · $301/mo
• Projected year-2 tax: $3,609 · $301/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $16,380
• − Mortgage interest: −$7,002
• − Property taxes: −$3,609
• − Insurance: −$625
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,636
• Taxable loss: −$1,114
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,107/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

1 event — show timeline

• 2026-04-16 Listed $125,000 LERA

Property tax history

+6.0%/yr

Latest (2025): $3,609 · -2.0% YoY. Source: county tax records.