6911 Neston Dr · San Antonio, TX 78239

$98,500

3 bd · 2.0 ba · 1,088 sqft · Townhouse public records · 44 Days on market

Built 1981 2,526 sqft lot $91/sqft · 28% below area Est $136k · 28% under ↓ 10% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity - Fix & Flip or Rental Hold! MORE PHOTOS COMING SOON. Located in San Antonio, 6911 Neston Drive presents a strong value-add opportunity for seasoned investors and rehabbers. This 3-bedroom, 2 full bath single-story home is being sold as-is and is priced to reflect the work needed. Renovations have already been started but remain incomplete-offering a head start for your next project while still allowing you to finish out to your specifications and maximize returns. With solid fundamentals and a functional layout, this property is well-suited for a fix-and-flip strategy or a long-term rental hold. Strong upside potential with the right vision. Ideal for investors l

Key facts

• Built 1981
• Listed 44 days

Property features AI

Finance

• Financial info: Down payment resource not available
• HOA & community: Subdivision legal name: CAMELOT II TH JD/NE

Exterior

• Parking: Driveway / on-site parking (details not specified)
• Security: Decorative security bars
• Utilities: City water and sewer; Electric service by CPS
• Home design: Pre-owned single-family home; Front of home faces south; Subdivision: CAMELOT II
• Construction: Approximately 45 years old; Wood exterior with rock/stone veneer; Composition roof; Slab foundation
• Exterior features: Patio slab; Partial fence; Decorative bars; Mature trees; Level lot; Street paved with sidewalks and alley access; city street

Interior

• Kitchen: Kitchen approximately 10 x 10; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Second bedroom; Third bedroom; Master bedroom dimensions approximately 12 x 10; Bedroom 2 dimensions approximately 10 x 10; Bedroom 3 dimensions approximately 10 x 10
• Flooring: Ceramic tile floors; Laminate floors
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity; Master bath dimensions approximately 5 x 6
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Refrigerator included; Dishwasher included; One living area; Separate dining room; Utility room inside; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $98k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 263 students, 92% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 82% FRL vs 41% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $681 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $95,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.49% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.81
• GRM: 5.6

CMA / ARV

• ARV (median comp): $136,138
• List price: $98,500
• Delta: -27.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6915 Oldham	0.10mi	3/2.0	1,048 (-4%)	5mo	$139,900	$133	85
6901 Oldham	0.10mi	3/1.0	1,032 (-5%)	9mo	$142,500	$138	75
7124 Oldham	0.22mi	3/2.0	1,074 (-1%)	16mo	$170,000	$158	75
7904 Broadwick	0.23mi	3/2.0	1,104 (+2%)	17mo	$135,000	$122	72
7901 Broadwick	0.22mi	2/2.0 (-1)	986 (-9%)	11mo	$125,000	$127	60
8002 Mallow	0.24mi	3/2.0	1,177 (+8%)	22mo	$100,000	$85	57
7009 Glen Mist	0.63mi	2/2.0 (-1)	1,232 (+13%)	3mo	$60,000	$49	41

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: 6.4%
• Equity multiple: 1.24×
• Total profit: $6,612
• Equity at exit: $14,687

10-year hold

• IRR: 12.8%
• Equity multiple: 1.87×
• Total profit: $23,910
• Equity at exit: $8,516

Cash invested: $27,580 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$517
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $421

Break-even live

Break-even rent $933

Max offer price $98,500

Occupancy floor 66%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	43d	1	0.11mi
8318 Tuxford San Antonio, TX	4.0	2.0	1452	$1,700	$1.17	4d	1	0.12mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	24d	1	0.16mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	43d	1	0.18mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	43d	2	0.21mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	43d	1	0.24mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	43d	5	0.28mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	15d	1	0.29mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	17d	1	0.31mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	24d	1	0.32mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	43d	1	0.35mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	24d	1	0.37mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	16d	1	0.37mi
6607 Benhill San Antonio, TX	3.0	2.0	1318	$2,000	$1.52	22d	1	0.40mi
8310 Hastings San Antonio, TX	2.0	1.0	1315	$1,450	$1.10	24d	1	0.40mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	20d	1	0.43mi
8215 Littleport San Antonio, TX	3.0	2.0	1344	$1,600	$1.19	17d	1	0.43mi
8350 Hastings San Antonio, TX	3.0	2.0	1247	$2,000	$1.60	43d	1	0.50mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	24d	1	0.54mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	7d	1	0.56mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	11d	1	0.57mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.57mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	11d	1	0.57mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	7d	1	0.57mi
7650 Oak Chase Unit 7650 San Antonio, TX	4.0	2.0	1250	$1,650	$1.32	43d	1	0.58mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	2d	1	0.58mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	43d	1	0.58mi
6721 Brothers Ln Unit 6721 San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	16d	1	0.59mi
6721 Brothers Ln San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	7d	1	0.59mi
7636 Oak Chase Unit 1 San Antonio, TX	3.0	2.0	1200	$1,255	$1.05	43d	1	0.60mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	24d	1	0.60mi
7648 Windsor Oaks San Antonio, TX	4.0	2.0	1500	$1,295	$0.86	24d	1	0.61mi
7651 Oak Chase San Antonio, TX	3.0	3.5	1034	$1,695	$1.64	24d	1	0.61mi
8454 Braewick Dr San Antonio, TX	2.0	2.0	784	$900	$1.15	16d	1	0.64mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	43d	1	0.66mi
8429 Braewick Dr San Antonio, TX	2.0	2.0	1088	$1,200	$1.10	2d	1	0.66mi
7613 Oak Chase San Antonio, TX	3.0	2.0	1200	$1,100	$0.92	43d	1	0.66mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	3d	1	0.68mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.68mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	22d	1	0.69mi

Listing history 16 events

1. 2026-06-18
   days on market $98,500 Active 44 DOM
2. 2026-06-17
   days on market $98,500 Active 43 DOM
3. 2026-06-16
   days on market $98,500 Active 42 DOM
4. 2026-06-13
   days on market $98,500 Active 39 DOM
5. 2026-06-13
   days on market $98,500 Active 38 DOM
6. 2026-06-09
   days on market $98,500 Active 35 DOM
7. 2026-06-08
   days on market $98,500 Active 34 DOM
8. 2026-06-07
   days on market $98,500 Active 33 DOM
9. 2026-06-04
   days on market $98,500 Active 30 DOM
10. 2026-06-03
    days on market $98,500 Active 29 DOM
11. 2026-06-02
    days on market $98,500 Active 28 DOM
12. 2026-06-01
    days on market $98,500 Active 27 DOM
13. 2026-05-31
    days on market $98,500 Active 26 DOM
14. 2026-05-05
    listed $110,000 New 929-char remark
15. 2006-01-06
    soldstatus
16. 1987-02-01
    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: $2,155 · $180/mo
• Projected year-2 tax: $2,155 · $180/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 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,592
• − Mortgage interest: −$5,518
• − Property taxes: −$2,155
• − Insurance: −$492
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$2,865
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $4,152/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

-10.5% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $98,500 LERA
• 2026-05-05 Listed $110,000 LERA
• 2006-01-06 Sold (Public Records) — Public Records
• 1987-02-01 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,155 · -1.0% YoY. Source: county tax records.