9605 W US Highway 90 · San Antonio, TX 78245

$45,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 16 Days on market

Built 1996 Good condition ↓ 47% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.2/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Camino Creek Mobile Home Community. This 1162 sq ft home built in 2016 features an open floor plan, carpet replaced Jan 2026, crown molding throughout, recently painted, 2& quot; blinds. Every window is a double-hung easy clean style. Other features include lever door handles, washer and dryer, electric fireplace, & amp; more. The kitchen has all upgraded stainless steel appliances. Tons of cabinets and a spacious pantry. The newly renovated 2nd bathroom includes subway tiles, new vanity, vessel sink, added storage, and more. The 3rd bedroom has a Murphy bed and custom shelving to maximize living space. The updated master bedroom has a custom closet. The master bath f

Key facts

• Open floor plan
• Custom closet
• Custom shelving

Tags

• OPEN FLOOR PLAN
• DOUBLE-HUNG EASY CLEAN WINDOWS
• NEWLY RENOVATED 2ND BATHROOM
• MURPHY BED
• CUSTOM SHELVING
• CUSTOM CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.9% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.42% ✓
• Cap rate: 28.93%
• Cash-on-cash: 80.85%
• DSCR: 4.60
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 77.5%
• Equity multiple: 4.36×
• Total profit: $42,327
• Equity at exit: $6,710

10-year hold

• IRR: 80.3%
• Equity multiple: 8.09×
• Total profit: $89,299
• Equity at exit: $3,891

Cash invested: $12,600 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$236
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $849

Break-even live

Break-even rent $463

Max offer price $45,000

Occupancy floor 40%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9605 U.S. 90 San Antonio, TX	2.0	2.0	1020	$1,249	$1.22	1d	1	0.05mi
9911 Boxer Crk San Antonio, TX	4.0	2.0	1357	$1,500	$1.11	43d	1	0.44mi
4445 Barberry Crk San Antonio, TX	3.0	2.0	1400	$1,650	$1.18	4d	1	0.55mi
10227 Brad Fld San Antonio, TX	4.0	2.5	1443	$1,680	$1.16	43d	1	1.10mi
10203 Sunset Fld San Antonio, TX	3.0	2.0	1270	$1,550	$1.22	12d	1	1.13mi
11427 Long Trl San Antonio, TX	3.0	2.5	1444	$2,400	$1.66	1d	1	1.15mi
10215 Athens Fld San Antonio, TX	3.0	2.5	1160	$1,499	$1.29	21d	1	1.19mi
10247 Sunrise Fld San Antonio, TX	3.0	2.5	1177	$1,530	$1.30	43d	1	1.19mi
2891 Cherry Field Dr San Antonio, TX	3.0	1.0	1136	$1,300	$1.14	23d	1	1.30mi
2923 Black River Ln San Antonio, TX	3.0	2.0	1251	$1,520	$1.22	43d	1	1.35mi
10203 Raven Field Dr San Antonio, TX	3.0	2.0	1235	$1,700	$1.38	23d	1	1.38mi
11510 Hatchet Pass Dr San Antonio, TX	3.0	2.0	1385	$2,000	$1.44	23d	1	1.42mi
11331 Two Wells Dr San Antonio, TX	2.0	2.0	1103	$1,350	$1.22	23d	1	1.43mi
10239 Raven Field Dr San Antonio, TX	3.0	2.5	1252	$1,655	$1.32	10d	1	1.43mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	4d	1	1.43mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	23d	1	1.43mi
10243 Raven Field Dr San Antonio, TX	3.0	2.0	1023	$1,700	$1.66	43d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $45,000 Active 16 DOM
2. 2026-06-17
   days on market $45,000 Active 15 DOM
3. 2026-06-16
   days on market $45,000 Active 14 DOM
4. 2026-06-15
   days on market $45,000 Active 13 DOM
5. 2026-06-13
   days on market $45,000 Active 11 DOM
6. 2026-06-09
   days on market $45,000 Active 7 DOM
7. 2026-06-08
   days on market $45,000 Active 6 DOM
8. 2026-06-07
   days on market $45,000 Active 5 DOM
9. 2026-06-04
   days on market $45,000 Active 2 DOM
10. 2026-06-03
    remarks 691-char remark
11. 2026-06-03
    days on marketlisting id $45,000 Active 1 DOM
12. 2026-06-02
    days on market $45,000 Active 10 DOM
13. 2026-06-01
    days on market $45,000 Active 9 DOM
14. 2026-05-31
    days on market $45,000 Active 8 DOM
15. 2026-05-24
    listed $45,000 Active
16. 2023-09-29
    historical
17. 2023-09-25
    listed $30,000 New
18. 2022-02-18
    historical
19. 2022-01-23
    listed $99,500 New
20. 2021-03-15
    historical
21. 2021-02-09
    listed $85,000 New

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,447
• − Mortgage interest: −$2,521
• − Property taxes: −$1,329
• − Insurance: −$225
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$1,309
• Taxable income: $10,111
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $7,760/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 · 1 photo

Good 75/100 Cosmetic rehab

This 2016 manufactured home in Camino Creek Mobile Home Community is in good condition with recent renovations and upgrades. It is move-in ready with a good curb appeal and potential for further value-add improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both Add smart home features — Improves convenience and can be a selling point for buyers.
• Both Install energy-efficient windows — Reduces energy costs and enhances home value.
• Both Add a smart thermostat — Improves comfort and can be a selling point for buyers.
• Both Install a smart security system — Enhances safety and can be a selling point for buyers.
• Both Add a smart lighting system — Enhances comfort and can be a selling point for buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for buyers. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances home value. ↑
• Both Add a smart thermostat — Improves comfort and can be a selling point for buyers. ↑
• Both Install a smart security system — Enhances safety and can be a selling point for buyers. ↑
• Both Add a smart lighting system — Enhances comfort and can be a selling point for buyers. ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-47.1% since first listed

7 events — show timeline

• 2026-05-24 Listed $45,000 FSBO.com
• 2023-09-29 Listing Removed — LERA
• 2023-09-25 Listed $30,000 LERA
• 2022-02-18 Listing Removed — LERA
• 2022-01-23 Listed $99,500 LERA
• 2021-03-15 Listing Removed — LERA
• 2021-02-09 Listed $85,000 LERA

Property tax history

-0.9%/yr

Latest (2025): $1,329 · -0.9% YoY. Source: county tax records.