6611 Southpoint St #128 · San Antonio, TX 78229

$78,500

2 bd · 2.0 ba · 864 sqft · Condo · 31 Days on market

Built 1968 Good condition $225/mo HOA · 22% of rent

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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 +16.3/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +1.8/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This newly renovated condominium is situated in a highly sought-after location near the Medical Center, offering convenient access to the highway, gym, HEB, and other amenities. The property boasts upgraded tile floors, bathrooms, stainless steel appliances, and covered parking, making it an exceptional find. Don't miss out on this opportunity and schedule a showing today.

Key facts

• Covered parking
• Upgraded tile floors
• $225 HOA

Tags

• RENOVATED CONDOMINIUM
• SOUGHT-AFTER LOCATION
• UPGRADED TILE FLOORS
• STAINLESS STEEL APPLIANCES
• COVERED PARKING

Property features AI

Finance

• Other: Subdivision: NORTH POINT
• HOA & community: Mandatory HOA with professional management; Monthly HOA fee of $225; Association transfer fee $283

Exterior

• Parking: Converted garage
• Utilities: Appraisal District listed square footage source
• Home design: Single-level home; Pre-owned; Brick and wood exterior; Approximately 58 years old; Entry level: 2
• Construction: Brick exterior; Wood exterior; Approximately 58 years old
• Exterior features: Recent rehab

Interior

• Kitchen: Stove/Range; Eat-in kitchen
• Bedrooms: Master bedroom with walk-in closet (12 x 12); Second bedroom (12 x 11)
• Flooring: Ceramic tile floors
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination (8 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Common utility area; One living area; Stove/Range
• Laundry & utility: Common utility area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-23 ($-278/yr) — negative.
• To cash-flow at today's rent, offer at most $75k (4.3% below list).
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $75k (4.3% below list) — sets the bar for cash-flow.
• 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: Baskin El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 307 students, 86% FRL); Longfellow Middle (math 7% / reading 15%, grade F, #1,634 of 1,662 statewide, top 99%, 646 students, 92% FRL); Jefferson H S (math 28% / reading 30%, grade F, #1,147 of 1,632 statewide, top 71%, 1,686 students, 87% FRL, charter).
• Market conditions: Rents soft (-3.0%/yr); 25 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $543 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 31 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 21y 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: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,151 (4.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.31% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.36%
• DSCR: 1.11
• GRM: 6.4

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: -23.5%
• Equity multiple: 0.23×
• Total profit: $-17,008
• Equity at exit: $11,705

10-year hold

• IRR: -41.4%
• Equity multiple: -0.25×
• Total profit: $-27,542
• Equity at exit: $6,787

Cash invested: $21,980 (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 78229

• Home prices YoY: -12.3%
• Rents YoY: -3.0%
• Active inventory: 25
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,026 high
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$225
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-23

Break-even live

Break-even rent $1,056

Max offer price $75,151

Occupancy floor 97%

Sensitivity live

Price	-10% $31	-5% $4	+0% $-23	+5% $-50	+10% $-77
Rent	-10% $-104	-5% $-64	+0% $-23	+5% $17	+10% $58
Rate	-1.0pp $16	-0.5pp $-3	base $-23	+0.5pp $-43	+1.0pp $-64

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6611 Southpoint St San Antonio, TX	1.0	1.0	718	$1,937	$2.70	45d	1	0.03mi
6611 Southpoint St San Antonio, TX	1.0	1.0	718	$888	$1.24	25d	1	0.03mi
6611 Southpoint St Unit 117-A San Antonio, TX	1.0	1.0	718	$888	$1.24	6d	1	0.03mi
4235 NW Loop 410 San Antonio, TX	1.0–3.0	1.0–2.0	1088	$1,095	$1.01	3d	4	0.07mi
1543 Babcock Rd San Antonio, TX	1.0–3.0	1.0–2.0	1153	$1,322	$1.15	3d	15	0.07mi
1543 Babcock Rd Unit 01-0110 San Antonio, TX	1.0	1.0	750	$880	$1.17	25d	1	0.08mi
1543 Babcock Rd Unit 710 San Antonio, TX	2.0	2.0	873	$922	$1.06	0d	1	0.08mi
1543 Babcock Rd Unit 01-0111 San Antonio, TX	1.0	1.0	750	$1,095	$1.46	0d	1	0.08mi
1543 Babcock Rd Unit 08-0816 San Antonio, TX	2.0	1.0	873	$1,120	$1.28	0d	1	0.08mi
1543 Babcock Rd Unit 03-0303 San Antonio, TX	2.0	1.0	925	$1,140	$1.23	21d	1	0.08mi
1543 Babcock Rd Unit 14-1408 San Antonio, TX	1.0	1.0	750	$931	$1.24	25d	1	0.08mi
1543 Babcock Rd Unit 02-0205 San Antonio, TX	2.0	2.0	1032	$1,225	$1.19	0d	1	0.08mi
1543 Babcock Rd Unit 610 San Antonio, TX	1.0	1.0	750	$854	$1.14	0d	1	0.08mi
1543 Babcock Rd Unit 14-1404 San Antonio, TX	2.0	2.0	931	$999	$1.07	25d	1	0.08mi
1543 Babcock Rd Unit 05-0505 San Antonio, TX	2.0	2.0	951	$1,040	$1.09	25d	1	0.08mi
1543 Babcock Rd Unit 02-0208 San Antonio, TX	2.0	2.0	1032	$1,052	$1.02	25d	1	0.08mi
1543 Babcock Rd Unit 01-0102 San Antonio, TX	2.0	1.0	873	$948	$1.09	25d	1	0.10mi
6718 Callaghan Rd #515 San Antonio, TX	2.0	1.0	846	$1,065	$1.26	21d	1	0.25mi
6718 Callaghan Rd #515 San Antonio, TX	2.0	1.0	846	$1,065	$1.26	19d	1	0.25mi
6718 Callaghan Rd San Antonio, TX	1.0	1.0	708	$1,199	$1.69	45d	1	0.25mi
2903 Hillcrest Dr San Antonio, TX	1.0–3.0	1.0–2.0	962	$1,050	$1.09	0d	15	0.61mi
3253 Hillcrest Dr Unit TH 238 Balcones Heights, TX	1.0	1.0	578	$740	$1.28	4d	1	0.68mi
3253 Hillcrest Dr Unit 44-B Balcones Heights, TX	1.0	1.0	784	$835	$1.07	45d	1	0.68mi
3253 Hillcrest Dr Unit 35-B Balcones Heights, TX	1.0	1.0	784	$850	$1.08	45d	1	0.68mi
3253 Hillcrest Dr Apt 166 Balcones Heights, TX	1.0	1.0	760	$900	$1.18	45d	1	0.68mi
3253 Hillcrest Dr Unit TH 230 Balcones Heights, TX	2.0	1.0	952	$905	$0.95	45d	1	0.68mi
3253 Hillcrest Dr Apt 209 Balcones Heights, TX	1.0	1.0	558	$750	$1.34	45d	1	0.68mi
3253 Hillcrest Dr Apt 46B Balcones Heights, TX	2.0	1.0	873	$895	$1.03	45d	1	0.68mi
3253 Hillcrest Dr Apt 31B Balcones Heights, TX	1.0	1.0	784	$800	$1.02	0d	1	0.68mi
3253 Hillcrest Dr Unit *138 Balcones Heights, TX	2.0	1.5	1050	$1,040	$0.99	4d	1	0.68mi
3253 Hillcrest Dr Unit TH 231 Balcones Heights, TX	2.0	1.0	952	$905	$0.95	4d	1	0.68mi
3253 Hillcrest Dr Unit *107 Balcones Heights, TX	1.0	1.0	760	$800	$1.05	4d	1	0.68mi
3253 Hillcrest Dr Unit *109 Balcones Heights, TX	1.0	1.0	558	$735	$1.32	4d	1	0.68mi
3253 Hillcrest Dr Apt 41B Balcones Heights, TX	1.0	1.0	784	$800	$1.02	45d	1	0.68mi
3253 Hillcrest Dr Unit *159 Balcones Heights, TX	1.0	1.0	760	$790	$1.04	4d	1	0.68mi
3108 Hillcrest Dr San Antonio, TX	1.0	1.0	550	$1,000	$1.82	45d	1	0.70mi
3110 Hillcrest Dr San Antonio, TX	1.0–2.0	1.0	650	$1,072	$1.65	21d	9	0.74mi
7135 Oaklawn Dr Unit 710 San Antonio, TX	2.0	2.0	940	$1,063	$1.13	0d	1	0.89mi
7135 Oaklawn Dr Unit 610 San Antonio, TX	1.0	1.0	720	$823	$1.14	0d	1	0.89mi
5050 Fredericksburg Rd San Antonio, TX	2.0	1.0	561	$825	$1.47	0d	12	0.93mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-21
   days on market $78,500 Active 31 DOM
2. 2026-06-18
   days on market $78,500 Active 28 DOM
3. 2026-06-17
   days on market $78,500 Active 27 DOM
4. 2026-06-16
   days on market $78,500 Active 26 DOM
5. 2026-06-15
   days on market $78,500 Active 25 DOM
6. 2026-06-13
   days on market $78,500 Active 23 DOM
7. 2026-06-09
   days on market $78,500 Active 19 DOM
8. 2026-06-08
   days on market $78,500 Active 18 DOM
9. 2026-06-07
   days on market $78,500 Active 17 DOM
10. 2026-06-04
    days on market $78,500 Active 14 DOM
11. 2026-06-03
    days on market $78,500 Active 13 DOM
12. 2026-06-02
    days on market $78,500 Active 12 DOM
13. 2026-06-01
    statusdays on market $78,500 Active 11 DOM
14. 2026-05-31
    days on market $78,500 New 10 DOM
15. 2026-05-21
    listed $78,500 New
16. 2026-04-22
    historical
17. 2026-03-23
    listed $81,700 New
18. 2026-02-20
    historical $965
19. 2026-02-19
    historical
20. 2026-02-03
    listed $965
21. 2026-01-29
    listed $93,000 New
22. 2026-01-23
    historical $1,000
23. 2026-01-22
    historical
24. 2025-12-05
    price $1,000
25. 2025-10-16
    listed $93,000 New
26. 2025-10-08
    historical
27. 2025-10-01
    listed $1,100
28. 2025-09-30
    historical $1,100
29. 2025-09-11
    listed $1,100
30. 2025-08-27
    price $92,000
31. 2025-07-10
    listed $95,000 New
32. 2025-07-08
    historical
33. 2025-05-08
    listed $98,000 New
34. 2024-07-01
    historical
35. 2024-06-03
    price $139,200
36. 2024-04-19
    price $142,700
37. 2024-01-05
    listed $147,500 New
38. 2022-03-25
    soldstatus Sold
39. 2022-03-20
    historical Active Option
40. 2022-03-02
    listed $95,000 New
41. 2012-08-15
    historical
42. 2012-04-15
    listed $39,900
43. 2006-07-24
    soldstatus
44. 2006-06-14
    historical
45. 2006-05-31
    listed $46,000
46. 2006-02-03
    historical
47. 2005-10-25
    listed $50,000

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 5 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $12,316
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$1,190
• − Repairs & maintenance: −$985
• − Management: −$985
• − HOA: −$2,700
• − Depreciation: −$2,284
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $59/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 · 11 photos

Good 80/100 Cosmetic rehab

This newly renovated condominium is in excellent condition, offering upgraded tile floors, bathrooms, and stainless steel appliances. It is located in a highly sought-after location near the Medical Center, making it an exceptional find.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace light fixtures — Modernizes and improves energy efficiency
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace light fixtures — Modernizes and improves energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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): 35,664
• Household income: $46,574
• Rent vs Own: 86.2% rent · 13.8% own
• Severe rent burden: 3968.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 50% Two or more races 26% White 22% Asian 16% Black 8% Native American 1%
• Hispanic origin (detail): Mexican 36% Puerto Rican 2% Cuban 1%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 26% · Canada, Philippines, China
• Languages at home: 56% English-only · Spanish 27% Other Indo-European 8% Other Asian/Pacific 3%

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: ▼ -32.70%
• Current HPI: 232.2748
• Rent YoY: ▼ -2.95%
• 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

+57.0% since first listed

33 events — show timeline

• 2026-05-21 Listed $78,500 LERA
• 2026-04-22 Listing Removed — LERA
• 2026-03-23 Listed $81,700 LERA
• 2026-02-20 Rental Removed $965 SABOR
• 2026-02-19 Listing Removed — LERA
• 2026-02-03 Listed for Rent $965 SABOR
• 2026-01-29 Listed $93,000 LERA
• 2026-01-23 Rental Removed $1,000 SABOR
• 2026-01-22 Listing Removed — LERA
• 2025-12-05 Price Changed $1,000 SABOR
• 2025-10-16 Listed $93,000 LERA
• 2025-10-08 Listing Removed — LERA
• 2025-10-01 Listed for Rent $1,100 SABOR
• 2025-09-30 Rental Removed $1,100 SABOR
• 2025-09-11 Listed for Rent $1,100 SABOR
• 2025-08-27 Price Changed $92,000 LERA
• 2025-07-10 Listed $95,000 LERA
• 2025-07-08 Listing Removed — LERA
• 2025-05-08 Listed $98,000 LERA
• 2024-07-01 Listing Removed — LERA
• 2024-06-03 Price Changed $139,200 LERA
• 2024-04-19 Price Changed $142,700 LERA
• 2024-01-05 Listed $147,500 LERA
• 2022-03-25 Sold (MLS) — LERA
• 2022-03-20 Contingent — LERA
• 2022-03-02 Listed $95,000 LERA
• 2012-08-15 Listing Removed — LERA
• 2012-04-15 Listed $39,900 LERA
• 2006-07-24 Sold (MLS) — LERA
• 2006-06-14 Listing Removed — LERA
• 2006-05-31 Listed $46,000 LERA
• 2006-02-03 Listing Removed — LERA
• 2005-10-25 Listed $50,000 LERA