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San Antonio Housing Market Was Red Hot in 2016

The housing market in San Antonio in 2016 was hot as home prices went to the highest levels ever. The local paper reported that 29,508 homes were sold, which was more than an eight percent increase from 2015.

The median price for San Antonio real estate increased six percent to $204,300. This was the very first time that the median sales price had been over $200,000 for an entire year, including the real estate boom years of a decade ago.

Also, the inventory of homes that are available dropped in December 2016 to only three months. this indicates there are more buyers than sellers in San Antonio.

So what does this mean for San Antonio real estate investors? Well in my experience, it means that real estate prices are going up, and buying homes for many people in San Antonio is becoming more difficult. For people who earn a good income of course, the homes in San Antonio are very reasonable.

But for people who earn $3000 per month and don’t have credit, buying a home with conventional financing is very difficult. That is the reason I focus my San Antonio investment strategy on owner financing.

Here is a good example of an under market value property that I am selling right now:

  • Finance Your Investment Properties
  • Address: 1319 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – Another Major cash flow opportunity, 30% instant equity under market value, almost cute cottage, needs minor help, booming San Antonio Market West of Downtown,  2 beds, 1 bath, 616 sqft, lot size: .05 acres, estimated repairs: 5K, clean/lawn maintenance/interior paint/front paint. Max After Repair Value: 69K
  • Cash Price on San Antonio Fixer Upper:  $42,000 CASH ONLY
  • Exit Strategy: Owner Finance with 5k in repairs: 5Kdown payment, $695.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 69K, see attached sold/rental comparables.
  • Sold and Rental Comps: Sold Comps 1301 S Hamiltonrental comps 1301 s hamilton

This property is only $42k cash, and with $5k in repairs, you can sell this with owner financing (you’re the bank), to a family with job and income but no credit. The major advantages of this type of deal are that you do not have repair expenses ongoing. Also, you can limit your initial out of pocket costs. If you were to rent this house out, you would have to do $20,000 in repairs, not $5000.

Owner financed homes is the backbone of my real estate investment portfolio in San Antonio. Each home earns at least 10% ROI with no expenses.  This type of buy and hold investing helps to support the working families of San Antonio as well, so it is a win win.

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Want to Finance Your San Antonio Investment Properties?

TexasCashFlow.com is happy to be working with Gary Curran, a leading Texas mortgage broker and Florida mortgage broker (NMLS: 248863; NMLS: 1306112; BRE:  01789058).

He has several excellent San Antonio investment property loans available, see below. These include many types of investment property mortgages that most can qualify for. Please contact us for more information on investment loan products that are available. You also may call 210-816-4280.

  • No Personal Income Used To Qualify
  • Qualification Based On Property Cash Flow
  • Credit Scores Down To 660
  • Rates Starting In The Low 6’s
  • Up to 75% LTV (Up To 80% NOO On Other Programs
  • No DTI Restrictions
  • 2 Years Seasoning, Foreclosure, Short Sales, BK, DIL
  • Must have Housing History And Own A Primary Home
  • No Limit On Number Of Properties Financed (5 With AOMS)
  • Loans Up To $1 Million (Minimum $75,000)
  • Seller Concessions To 2%

More programs:

Non-Prime/Recent Housing Event

  • Rates Starting In The Low 5’s
  • Loans Up To $1 million (Over $1M Case by Case)
  • Credit Scores Down To 500 (Including Jumbo Loans)
  • Up to 85% LTV With No MI
  • Mortgage Lates Are OK
  • 100% Gift Funds Allowed
  • 5/1 ARM Or 30-year fixed
  • Seller Concessions To 6% (2% for investment)
  • DTI Up To 50% Considered
  • 1 Day Out Of Foreclosure, Short Sale, BK, DIL
  • Owner-occupied, 2nd homes, and Investment Properties
  • Non-Warrantable Condos Considered
  • No Pre-Pay Penalty For Owner-Occ And 2nd Homes
  • No Active Tradelines OK With Housing History
  • SFRs, Townhomes, Condos, 2-4 Units
  • Up To 100% Investor Concentration Allowed


Portfolio Select/Alt-A

  • Rates Starting In The 5’s
  • Loans Up To $2 Million (Minimum $75,000)
  • Credit Scores Down To 640
  • Up to 90% LTV (No MI)
  • Cash Out For Reserves OK
  • Gift funds allowed
  • 5/1 ARM or 30-year fixed
  • Seller Concessions To 6% (2% For Investment)
  • 2 Years Seasoning For Foreclosure, Short Sale, BK, DIL
  • Owner-Occupied, 2nd Homes, And Investment Properties
  • Non-Warrantable Condos Considered
  • Interest Only Program Available
  • No Pre-Pay Penalty For Owner-Occ And 2nd Homes
  • SFRs, Townhomes, Condos, 2-4 Units
  • DTI up to 50% considered


Bank Statement (Personal or Business)

  • No Tax Returns Required
  • 24 Months Bank Statements(Personal Or Business)
  • Loans Up To $2 Million (Minimum $150,000)
  • Credit scores down to 620 / IO available
  • Rates Starting In The 5’s
  • Personal To 90% LTV (No MI), Business To 80% LTV
  • 5/1 ARM or 30-year fixed
  • Seller Concessions To 6% (2% For Investment)
  • Bank Statement Deposits Used To Qualify
  • 2 Years Seasoning For Foreclosure, Short Sale, BK, DIL
  • Owner-Occ, 2nd Homes, And Investment Props
  • Non-Warrantable Condos Considered
  • Gift Funds Allowed
  • No Pre-Pay Penalty For Owner-Occ 2nd Homes
  • SFRs, Townhomes, Condos, 2-4 Units
  • DTI Above 35/43 Considered With 660+ Credit Score

 


Investor Cash Flow

  • No Personal Income Used To Qualify
  • Qualification Based On Property Cash Flow
  • Credit Scores Down To 660
  • Rates Starting In The Low 6’s
  • Up to 75% LTV (Up To 80% NOO On Other Programs
  • No DTI Restrictions
  • 2 Years Seasoning, Foreclosure, Short Sales, BK, DIL
  • Must have Housing History And Own A Primary Home
  • No Limit On Number Of Properties Financed (5 With AOMS)
  • Loans Up To $1 Million (Minimum $75,000)
  • Seller Concessions To 2%


Foreign National

  • Up To 75% LTV (Purchase OR Refinance)
  • No US Credit Required
  • Fewer Country Restrictions
  • DTI Up To 50% Considered
  • 5/1 ARM Or 30 Year Fixed
  • Minimum Loan Amount Down To $75,000
  • 12 Months Reserved Required
  • Non-Warrantable Condos Considered
  • SFRs, Townhomes, Condos, 2-4 Units
  • Loans Up To $750,000 (Higher Amounts Case By Case)
  • No SSN Or ITIN Required
  • Reserves Can Remain In Foreign Account


Please contact us for more information on investment loan products that are available. You also may call 210-816-4280.

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SOLD – 1623 Chapman St., Seguin, TX 78155,

  • Finance Your Investment Properties
  • Address: 1623 Chapman St., Seguin, TX 78155
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – 2 beds, 1 bath, 660 sqft, lot size: .13 acres, estimated repairs: 30K, clean/lawn maintenance/interior paint/exterior paint, plumbing/electrical up to code, flooring, sheetrock/texture. Max After Repair Value: 89K.
  • Cash Price on San Antonio Fixer Upper:  $28,000 CASH ONLY
  • Exit Strategy: Owner Finance with 30k in repairs: 5K down payment, $895.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 89K, see attached sold comparables.
  • Sold and Rental Comps: Sold Comps 1623 Chapman St
  • For more information, please contact us. 

Seguin Investment Property Pictures:

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How To Do Only $5,000 In Repairs on a San Antonio Fixer Upper

One of the challenges of being a real estate investor is how to do investment property repairs affordably without going over budget. If you spend too much on your investment property repairs, you can lose all profit in your deal.

I have done many San Antonio property rehabs in the last 16 years. Some of them cost $10,000, $20,000, $30,000 and more. Those were rental properties, and while I was still able to make a positive ROI on most of those deals, I prefer when I can to limit the repairs on San Antonio investment properties to $5000 or so.

How do I limit repairs on an investment property to $5000, you ask?

Simple. I do not rent the property out. Renting out the property means you have to do extensive repairs of $15,000 or more and have the property inspected by the city in most cases. Spending that much on rehabs makes it harder for me to make money. Another problem with extensive repairs on investment properties these days is construction costs have shot up in San Antonio in the last 24 months.

So, rather than renting the home, I sell the property with owner financing to a blue collar family with a job but no credit. I get $5000 down, 10% interest, and a payment ranging from $695 to $995 per month usually.

The family usually have home repair skills, so they see it as a good deal to buy a fixer upper in San Antonio and perform much of the repairs themselves.

Basically, I just spend $5000 to do inside and outside paint, minor plumbing and electrical, clean up the lawn and get rid of junk. Then I sell it with owner financing. Buy and hold with owner financing is my preferred exit strategy. It allows me to increase my ROI and not have to maintain San Antonio investment properties.

Another advantage I have is that I own a construction company, so I am able to do repairs on San Antonio investment properties very affordably.

Below is a nice under market value San Antonio investment property deal that is great for an owner finance strategy:

  • Address: 1319 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – Another Major cash flow opportunity, 30% instant equity under market value, almost cute cottage, needs minor help, booming San Antonio Market West of Downtown,  2 beds, 1 bath, 616 sqft, lot size: .05 acres, estimated repairs: 5K, clean/lawn maintenance/interior paint/front paint. Max After Repair Value: 69K
  • Cash Price on San Antonio Fixer Upper:  $42,000 CASH ONLY
  • Exit Strategy: Owner Finance with 5k in repairs: 5Kdown payment, $695.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 69K, see attached sold/rental comparables.
  • Sold and Rental Comps: Sold Comps 1301 S Hamiltonrental comps 1301 s hamilton
  • For more information, please contact us. 
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SOLD – 50K – 1319 S Hamilton St., San Antonio, TX 78207

  • Address: 1319 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description: San Antonio buy and hold investors and real estate investors  – Another Major cash flow opportunity, 30% instant equity under market value, almost cute cottage, needs to be converted to a 3 bed 1 bath, booming San Antonio Market West of Downtown,  2 beds, 1 bath, 616 sqft, lot size: .05 acres, estimated repairs: 25K, clean/lawn maintenance/interior paint/front paint, room addition. Max After Repair Value: 109K, recommend to rent for 2 years then sale at Max ARV.
  • Cash Price on San Antonio Fixer Upper:  $50,000 CASH ONLY or hardmoney
  • Exit Strategy: Owner Finance with 5k in repairs: 5Kdown payment, $750.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 75K, see attached sold/rental comparables or rent out $795 section.
  • Sold and Rental Comps: Sold Comps 1301 S Hamiltonrental comps 1301 s hamilton
  • For more information, please contact us. 

More pictures of San Antonio investment property:

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SOLD – 820 S. San Manuel Ave., San Antonio, TX 78237

  • Address: 820 S. San Manuel Ave., San Antonio, TX 78237
  • Year Built: 1964
  • Description: San Antonio buy and hold investors – Major cash flow opportunity, neighborhood in high demand, booming San Antonio Market west of Downtown, 3 beds, 1 bath, 928 sqft, lot size: .09 acres, estimated repairs: 5K, clean/lawn maintenance/interior paint. Max After Repair Value: 95K
  • Cash Price on San Antonio Fixer Upper: $70,000 CASH ONLY
  • Exit Strategy: Owner Finance with 5k in repairs: 5K-10K down payment, $995.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 99K, see attached rental/sold comparables.
  • Notes; This under market value property is best owner financed; you can leave most of the repairs to the end buyer.
  • Sold and Rental Comps: Rental Comps 820 S San Manuel Sold Comps 820 S San Manuel
  • For more information, please contact us. 

More Pictures of San Antonio Investment Property:

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SOLD – 401 Carroll St. San Antonio, TX 78225

 

  • Address: 401 Carroll St. San Antonio, TX 78225
  • Year Built: 1955
  • Description: San Antonio buy and hold investors and real estate investors  – Location Location! Very popular neighborhood south of downtown. 401 Carroll St. San Antonio, TX 78225, 3 beds 2 bath, 1000 sqft, built: 1945, Lot Size: .14 acres, Subdivision: Palm Heights, Estimated repairs: 15K, interior/exterior paint, update kitchen/bath, sheetrock, trash removal interior/exterior. ARV: 89.9K,
  • Cash Price on San Antonio Fixer Upper:  $45,000 CASH ONLY
  • Exit Strategy: Sell with Owner Finance terms, 15K in repairs: 5k-10K down, $895.00 monthly P/I, 30 year amortization, 10% interest, Price: 89.9K.  NOTE: We recommend owner financing this investment property rather than renting; you will be able to save your cash outlays on the repairs by owner financing it rather than renting. 
  • Sold and Rental Comps: Sold Comps 401 Carroll St
  • For more information, please contact us. 

More Pictures of San Antonio Under Market Value Property:

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SOLD – 423 Buckingham Ave. San Antonio, TX 78210

 

  • Address: 423 Buckingham Ave. San Antonio, TX 78210
  • Year Built: 1958
  • Description: San Antonio buy and hold investors – Location Location extra large back yard! Gentrification neighborhood south of downtown. 1092 sqft, Lot Size: .15 acres, Subdivision: Highland Park, Estimated repairs: 20K, interior/exterior paint, update kitchen/bath, sheetrock, trash removal interior/exterior. ARV: 115K
  • Cash Price on San Antonio Fixer Upper:  $60,000 CASH ONLY
  • Exit Strategy: Sell with Owner Finance terms, 20K in repairs: 5k-20K down, $1,195.00 monthly P/I, 30 year amortization, 10% interest, Price: 115K.  NOTE: We recommend owner financing this investment property rather than renting; you will be able to save your cash outlays on the repairs by owner financing it rather than renting. Renting out this San Antonio investment property is possible, but at least another $10,000 of repairs will be needed. 
  • Sold and Rental Comps: Sold Comps 423 Buckingham Ave
  • For more information, please contact us. 

More San Antonio Investment Property Pictures:

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SOLD – 1301 S Hamilton St., San Antonio, TX 78207

 

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  • Address: 1301 S Hamilton St., San Antonio, TX 78207
  • Year Built: 1956
  • Description:  Under market value property for San Antonio real estate investors, excellent cash flow opportunity, neighborhood in high demand for terms, booming San Antonio Market west of Downtown, 3 beds, 1 bath, 1391 sqft, lot size: .09 acres, estimated repairs: 22K, clean/lawn maintenance/exterior paint/sheetrock/roof/plumbing/electrical. Max After Repair Value: 95K,
  • Cash Price: $42,000 CASH ONLY.
  • Exit Strategy: Owner Finance with 22k in repairs: 5K-10K down payment, $950.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: 95K, see attached sold comps..
  • Notes: ROI should be 14-15% per year. 
  • Contact us for more information or to make offer.
  • Sold and Rental Comps: sold-comps-1301-s-hamilton

More images of San Antonio real estate investment:

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Investor Opportunity – San Antonio Home Sales Are Projected to Surge in 2017

Experts say that San Antonio real estate sales will continue to increase this year. They also note that prices will continue to climb in the consumer home sale market as many local developers are not able to keep up with demand.

Some of the factors that are causing the increase in San Antonio real estate demand are local growth in jobs, very low mortgage rates at 4%, and increasing home values. It is likely that mortgage loans will continue to edge up but will continue to be low by historical standards.

Approximately 27,000 homes were sold in San Antonio in 2016, which is an 8.5% climb from 2015, and a huge 46.4% increase from 2012.

Local home prices in the San Antonio market increased in 2016 to $204,000, which was a 27% increase from a median home price of only $160,000 in 2012.

Owner Finance, Buy and Hold Investment Opportunities!

Given that there is such a strong demand for homes, as a San Antonio real estate investor, I am finding that there are plenty of investing opportunities for under market value properties.

This city has many people who want to buy a San Antonio home but do not have the credit or the down payment to get a conventional loan.

That’s why a major part of my San Antonio real estate investment business is selling homes with owner financing. The end buy has to have $5000 down, have a steady job, and show that they have the regular monthly income to pay the mortgage.

I prefer to owner finance my investment properties than rent them out. I usually only need to spend $5000 or so to fix up the property. Then I can owner finance the home to a family who can finish the repairs themselves.

Remember, there is great demand for homes in San Antonio, but thousands of families lack the credit to buy their home with conventional financing. This is a great opportunity for smart and savvy San Antonio investors! Here is a new under market value San Antonio deal that will make 14% ROI or so:

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  • Address: 549 N San Bernardo Ave, San Antonio, Texas 78228
  • Year Built: 1958
  • Description:  Under market value San Antonio investment property and another cash flow opportunity for San Antonio real estate investors, large beautiful lot, 4 beds 1 bath, 1000 square feet, lot size: .30 acres, subdivision: Memorial Heights, 6K repairs, lawn maintenance, interior paint, clean trash in/out, After Repair Value: 73K,
  • Cash Price: $46,900 CASH ONLY.
  • Exit Strategy: Owner Finance with 6k in repairs: 5K down payment, $750.00 monthly PI/TI, 30 year amortization, 10% interest, Sales Price: $73,000.00, See attached sold/rental comps.
  • Notes: This San Antonio owner finance,  under market value property has a very large lot, which will appeal to many families.  It features FOUR bedrooms, rare in this price range. Also, we advise owner financing this house rather than renting, with just $6k in repairs – boosts your ROI.