Ara Jo we invest in buy and hold here in San Antonio. We target the $1100-$1600 rents and ARVs of $120K-$200K.
This should keep you in decent areas.
I understand why you look at schools and crime but you need to focus more the quality of tenants and the ability to keep a property rented longer.
There's a lot to cover about SA but I hope this helps. Let me know if you want more info or help.
I like Northside and Northeast school districts but many of these areas are priced too high to cash flow. Generally low crime. There are some crime maps available online too. Lots of competition and high prices lately. I would start looking at homes under 130k if it were my money. On-market deals have been tough to find that make sense lately. Maybe market to sellers? Good luck!
I would start by filling out your profile. Then start looking for deals. Then location.
Safety is very relative. Schools you can look up to find higher rated schools or school districts.
Marketing is the best way to find deals, real deals. If the deal that comes your way is not in the neighborhood with higher rated schools that you like, wholesale it for a few bucks and go on to the next one.
You really have to see the area and get a feel for what different priced areas look like. Fly down for a weekend or even a week. Network to meet people.
I think there are areas all over town that can meet your criteria. We have many properties in Harlandale south of Downtown that I feel meet the criteria you've laid out. They are C-class properties, but they are safe (by my definition) and they cash flow.
We are also in the process of buying nearly 200-unit apartment complex on the Northwest side. Different demographics and tenant profile, but also will cash flow and is safe. I'm a big fan on San Antonio in general, and there are many pockets that will give you what you're looking for--depending how you define safe and what you want in schools.
Ara Jo we invest in buy and hold here in San Antonio. We target the $1100-$1600 rents and ARVs of $120K-$200K.
This should keep you in decent areas.
I understand why you look at schools and crime but you need to focus more the quality of tenants and the ability to keep a property rented longer.
There's a lot to cover about SA but I hope this helps. Let me know if you want more info or help.
The northwest side of SA has decently priced properties around 130-150k properties that rent for about 1k-1,600k i like the area alot and is actually growing pretty quickly so finding tenants would not be very difficult.
I like Dellview neighborhood. It's close to the freeways and medical center. The rents are high and relatively safe. The schools are in the NEISD district. I want to focus in there and get more SF there.
@Ara Jo San Antonio is interesting. It is very working class so there are a ton of B and C class neighborhoods. Proximity to downtown is important. Many areas seem run down but most places are relatively safe. Property crime is more of an issue than violent crime. Really only area that scare me away are some east side neighborhoods.
Northside is the best neighborhoods. A to B class. All of the neighborhoods between I-10 and 281 are good. Even west of I-10 into Woodlawn Lake, balcones heights and Los Angeles Heights are nice neighborhoods.
West San Antonio is more C class with moderate crime. There is a large inventory of run down houses for cheap that can be good rehab and rent opprtunuties.
Same deal with South San Antonio between I-35 and I-37. Lots of rundown single family and multifily properties that can be fixed up and rented for a good return. As mentioned areas like Harlandale and Mission San Jose are relatively safe and will produce good cashflow.
I dont really like the Southwest quadrant of the city near Lackland AFB. Its just too far from downtown and the demand isnt as high.
I cut my teeth in the war zone-ish eastside Harvard Place. I'm optimistic about the area and with good reason from a buy and hold standpoint. There is alot of revitalization going on. The Menger Creek linear park 7.4 million dollar project, Dignowity is booming and about to be deemed historical. I inherited tenants. I am getting 12% cash on cash return as of now. The house is a fixer upper, needs leveling, pier and beam so not as pricey as slab. I would be looking for something near one of the many creek revitalization projects personally (I am hopefully playing a long game). Surprisingly the creeks do not even show on MLS and many lazy realtors don't even know about them. I'm waiting for more improvements in Harvard Place before rehabbing and raising the rent. I may even move into my little bungalow eventually when I get off the road working (oil and gas industry ) my W2 job. I grew up on the northside out 281 1604 area and the traffic is a nightmare. You couldn't pay me to live there now, at least past 1604 area. Crime is everywhere, westside is gang activity issues, northside break ins and car/tire theft, etc. I really like southeast area around southcross rd, older neighborhoods and close to downtown. I guess it depends on your game plan. My two cents. Would love to talk to anyone else investing in SA to see what they are into.
Just as there is a diversity of opinion in this thread on good investment areas, there are a variety of people who want to buy and rent in every area of town. Deals like what you've been asking for can be found. It just takes time, marketing, being connected, having financing in place to move quickly, and the decisiveness to jump in when you find them.
I agree that coming here for a visit would help you understand the dynamics of San Antonio so that you can invest wisely for years to come. If you need any help with specific properties, feel free to reach out.
San Antonio is a good market but just like Sharon Powell said, deals can be found but you have to be ready to take action immediately. I focus on foreclosures and I'm happy to say that I've had good luck. If I can help you, please let me know.
@Joseph Weisenbloom's post is the most comprehensive here, I agree with all of the recommendations. The only thing I would say is that the east side neighborhoods(Dignowty, Highland Park, Government Hill, etc..) are getting nicer every month since there are so many investors rehabbing those properties, so I wouldn't discount them completely.
Converse Texas is a good area. It is a suburb of San Antonio. Lots of new stores and shops going in and the market is on fire!! I just purchased a SFR there and the rental market saturation sits at 20%.
@Ara Jo I just listed my portfolio in San Antonio. It is spread out around the city with strong history of cash flow. Let me know if you鈥檇 be interested. I am looking to 1031 and stay in the city. I鈥檓 very please with my experience in this MSA.
Buying based off the things you read on this forum would be purely speculative. If you're really interested in investing here I'd explore the city and network with local players. What I've noticed is that OOS investors get turned on to areas that EVERYONE ELSE has their eyes on already. Deals are slim because competition is high and the inexperienced investors treat these areas like buyers instead of investors and buy irrationally which prices the savvy and cash-flow oriented investor out. The point I'm trying to make is that there are plenty, if not, WAY MORE great opportunities to cash-flow "off the beaten path" if you get to know the city better. Networking with some players here in advance and then actually visiting the city may do you more good.
My first task when working with OOS investors is to get their teams in order first. It's naturally much easier to review deals and approach them with more confidence from there given that you don't live here. Having a strong boots on the ground team in the area can help bring good deals to the table, filter deals better, determine viability quickly (which in a market as competitive as this is very necessary), and ultimately get the right deals done. The on-market game is much too saturated and moves much too quickly for the OOS investors to have a chance to compete without local help. The off-market game, although still very competitive, has brought my investors more consistent and reliable results.
Maybe it'd be better to focus more on getting a team setup first before scouting the city looking for the deals that will fit your criteria. It never hurts to keep an open mind about opportunities, especially with no obligation to buy. Going where everyone else is has its positives and negatives. Exploring the less sought after areas for gems can be quite rewarding.
Hello guys, i am planning to move out to San Antonio at the end of the month and i dont have a place to live in yet but i have the ambition to not only purchase a home for my family and i but also purchase property that i can hold then rent out for cashflow and appreciation this year of possible. If any one can give me any tips or advice on my current plan, thanks!
Finding neighborhoods to invest in by local experts is always #1, however if you want to explore a data driven approach to finding neighborhoods for investment then you can check out our Neighborhood Grade Map - https://www.loom.com/share/881e4b16638449e681346885b2f37e95?...
We review a multitude of data sources to provide a real-time view into a real estate market