5006 Creekmoor · San Antonio, TX 78220

$165,000

3 bd · 1.0 ba · 1,414 sqft · SingleFamily public records · 190 Days on market

Built 1966 9,104 sqft lot $117/sqft · 11% below area Est $185k · 11% under ↓ 12% since listing

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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 +12.3/30.0
• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

Key facts

• 9,104 sq ft lot
• Built 1966
• Listed 190 days

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• MINUTES AWAY FROM 410

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.9% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• 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.
• Market conditions: Rents flat; 113 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,636/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 705% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: 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 $145,200 (12.0% 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 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 0.99% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.4

CMA / ARV

• ARV (median comp): $184,780
• List price: $165,000
• Delta: -10.70%
• 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
4938 Lakewood	0.12mi	2/1.0 (-1)	1,327 (-6%)	13mo	$198,000	$149	68
5035 Wycliff	0.28mi	3/2.0	1,571 (+11%)	4mo	$234,500	$149	61
4631 Bernadine Dr	0.52mi	3/1.0	1,484 (+5%)	9mo	$198,000	$133	60
4835 Lakewood Dr	0.25mi	4/2.0 (+1)	1,490 (+5%)	18mo	$195,000	$131	56
1107 Semlinger Rd	0.64mi	3/2.0	1,374 (-3%)	7mo	$237,500	$173	55
2603 Kaiser Dr	0.63mi	3/1.5	1,432 (+1%)	18mo	$130,000	$91	52
4722 Creekmoor	0.43mi	3/2.0	1,206 (-15%)	12mo	$194,500	$161	42
4703 Seabreeze	0.51mi	3/2.0	1,592 (+13%)	14mo	$195,000	$122	39
2435 Irwin	0.51mi	3/2.0	1,600 (+13%)	14mo	$315,000	$197	39
2514 Christian	0.60mi	3/2.0	1,211 (-14%)	10mo	$134,900	$111	36
2411 Mcnutt St	0.75mi	3/2.0	1,298 (-8%)	16mo	$254,990	$196	34
2707 Christian Dr	0.71mi	4/2.0 (+1)	1,569 (+11%)	16mo	$218,000	$139	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.82×
• Total profit: $84,136
• Equity at exit: $148,645

10-year hold

• IRR: 19.8%
• Equity multiple: 6.24×
• Total profit: $242,263
• Equity at exit: $320,559

Cash invested: $46,200 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$865
• Tax from tax record: −$388 /mo · $4,655/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-30

Break-even live

Break-even rent $1,673

Max offer price $159,739

Occupancy floor 97%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	24d	1	0.09mi
5026 Benham Dr San Antonio, TX	4.0	1.0	1700	$1,750	$1.03	17d	1	0.24mi
1415 Semlinger Rd San Antonio, TX	3.0	2.0	1508	$1,850	$1.23	12d	1	0.41mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	11d	1	0.62mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	12d	1	0.67mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	0.67mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	0.72mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	12d	1	0.73mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	0.85mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	0.85mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.87mi
2027 Leesburg St San Antonio, TX	3.0	2.0	1506	$1,545	$1.03	43d	1	0.95mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	0.99mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	24d	1	1.04mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	1.13mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	43d	1	1.14mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	43d	1	1.15mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	24d	1	1.17mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	43d	1	1.25mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	24d	1	1.26mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	20d	1	1.28mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	24d	1	1.34mi
2610 Lakebriar St San Antonio, TX	3.0	2.0	1724	$1,675	$0.97	43d	1	1.34mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	43d	1	1.36mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	43d	1	1.37mi
4742 Pico Pico St San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	43d	1	1.38mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	22d	1	1.46mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	2d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $165,000 Active 190 DOM
2. 2026-06-17
   days on market $165,000 Active 189 DOM
3. 2026-06-16
   days on market $165,000 Active 188 DOM
4. 2026-06-15
   days on market $165,000 Active 187 DOM
5. 2026-06-13
   days on market $165,000 Active 185 DOM
6. 2026-06-09
   days on market $165,000 Active 181 DOM
7. 2026-06-08
   days on market $165,000 Active 180 DOM
8. 2026-06-07
   statusdays on market $165,000 Active 179 DOM
9. 2026-06-04
   days on market $165,000 Price Change 176 DOM
10. 2026-06-03
    days on market $165,000 Price Change 175 DOM
11. 2026-06-02
    days on market $165,000 Price Change 174 DOM
12. 2026-06-01
    days on market $165,000 Price Change 173 DOM
13. 2026-05-31
    days on market $165,000 Price Change 172 DOM
14. 2026-03-21
    price $175,000 223-char remark

    Show marketing remark (223 chars)

    GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

15. 2026-03-13
    price $180,000 223-char remark

    Show marketing remark (223 chars)

    GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

16. 2026-02-05
    price $190,000 223-char remark

    Show marketing remark (223 chars)

    GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

17. 2026-01-03
    price $194,000 223-char remark

    Show marketing remark (223 chars)

    GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

18. 2025-12-10
    listed $199,000 New 223-char remark

    Show marketing remark (223 chars)

    GREAT STARTER HOME. IN A QUITE WELL ESTABLISHED NEIGHBORHOOD AROUND THE CORNER FROM ALL THE BEST RESTAURANTS, SHOPS AND HWY. LOCATED IN THE UP AND COMING DELLCREST. MINUTES AWAY FROM 410, SHOPS, AND ANY NECESSITY NECESSARY.

19. 2022-09-22
    soldstatus

ⓘ 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: $4,655 · $388/mo
• Projected year-2 tax: $4,655 · $388/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $19,628
• − Mortgage interest: −$9,243
• − Property taxes: −$4,655
• − Insurance: −$825
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$4,800
• Taxable loss: −$3,035
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $371/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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 (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• 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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-12.1% since first listed

6 events — show timeline

• 2026-03-21 Price Changed $175,000 LERA
• 2026-03-13 Price Changed $180,000 LERA
• 2026-02-05 Price Changed $190,000 LERA
• 2026-01-03 Price Changed $194,000 LERA
• 2025-12-10 Listed $199,000 LERA
• 2022-09-22 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,655 · -0.9% YoY. Source: county tax records.