All Forum Posts by: Lisa Choi

🔥 OFF-MARKET DUPLEX DEAL – $110K UNDER TAX VALUE! 🔥

📍 1431 Norfleet St, San Antonio, TX 78208
💰 Price: $120K | ARV: $270K | Rents: $1,000 per side
🏡 4 Beds | 2 Baths | 1,344 SqFt | Built 1942 | Lot: 0.223 Acres

✅ Separately Metered – Easy tenant management
✅ Selling $10K Over Land Value – Solid upside
✅ Strong Rental & Flip Potential – Proven comps on the same street
✅ Minutes from The Pearl & Downtown – Prime location
✅ Zoned R-6 CD | Near Ft Sam Houston

📈 Investor-Friendly Deal: Low days on market, cash-flow potential, and a money-generating machine!

Buy sight unseen for $120,000 or submit your best offer by Thursday, 4/3/25, no later than 1:00PM!

📞 DM NOW—Deals like this don’t last! (210-852-0050)

💵 Cash or Hard Money Only

Hey Fajer,

Great questions! HOAs are very common in newer developments across San Antonio, and while they can provide benefits like maintaining neighborhood appearance and amenities, they also come with restrictions and the potential for fee increases. Some HOAs are more investor-friendly than others, so always review their bylaws carefully—some may have rental restrictions, especially for STRs.

For B neighborhoods with good appreciation potential and rental demand, consider:
78249 (UTSA area) – Strong rental demand due to students and young professionals.
78251 (Westover Hills/SeaWorld area) – Good job growth, strong long-term rental market.
78247 (NE San Antonio) – Established neighborhoods with solid appreciation.
78230 (Medical Center area) – High demand from medical professionals and students.

Areas to be cautious with depend on your risk tolerance, but some parts of 78207, 78237, and 78242 can have higher vacancies and lower appreciation, though they may offer higher cash flow if managed well.

Let me know if you want to chat more—I’m active in the SA market and happy to help!

Great insights! These numbers indicate that the San Antonio market remains strong, with steady demand keeping median prices at the $300K mark. The number of homes sold suggests buyers are still active, despite interest rates and economic uncertainty. It'll be interesting to see how new developments impact inventory levels and pricing over time.

I also came across an article in the Express-News about a really cool architectural "wing-shaped" office tower with some of the priciest rents in the city potentially going up at Port San Antonio. If this project moves forward, it could attract more businesses to the former Air Force base, driving job growth and increasing housing demand in surrounding areas. Definitely something to watch!

Hey Mike,

Welcome to BP! Great to see you're looking into STR in San Antonio! The market here has a lot of potential, but like any real estate investment, you should be prepared for the good, the bad, and the ugly. STR can be very profitable, especially in high-demand areas near downtown, the Pearl, or near military bases, but there are also challenges—seasonality, city regulations, and increasing competition.

A few things to keep in mind:
Regulations – San Antonio has STR ordinances, so make sure you check zoning laws and permitting requirements.
Market Trends – Demand fluctuates, and some areas perform better than others. Understanding occupancy rates and ADR (average daily rate) is key.
Management – Will you self-manage or hire a property manager? STRs can be time-intensive, especially with guest turnover.
Mitigating Risks – Proper insurance, setting up an LLC, and having a financial cushion can help protect you from unexpected issues.

Real estate investing always comes with risks, but if you have the right strategy, you can mitigate them and set yourself up for success. Happy to connect and chat more about the market here!

Hey Diego!

Great breakdown of the San Antonio market! I’ve been seeing similar trends, especially with prices adjusting and days on market stretching a bit. That 17.2% increase in home sales is interesting—seems like buyers are taking advantage of the shift.

In the New Braunfels area, I’ve noticed strong rental demand despite price fluctuations, especially with the continued growth between Austin and San Antonio. Have you seen any particular price points or property types moving faster than others in SA?

Best regards, 

Hi Jeff,

Congrats on paying off your house—that's a huge milestone! It sounds like you have a solid plan to leverage a HELOC for the BRRRR strategy. A few key things to keep in mind as you move forward:

1. HELOC Terms & Interest Rates – Since HELOCs typically have variable rates, make sure the numbers still work if rates fluctuate. Some investors opt for a fixed-rate loan once they stabilize a property.

2. Appraisal Expectations – When refinancing, lenders will base their loan amount on the appraised value. Be sure to factor in market trends and realistic ARVs (after-repair values) to ensure you can pull enough capital out.

3. Lender Relationships – Not all banks are BRRRR-friendly. Some have seasoning requirements before allowing a cash-out refi, so it's good to shop around and build relationships with investor-friendly lenders.

4. Cash Flow Focus – While scaling quickly is exciting, make sure each property still cash flows well after refinancing. HELOC payments should be included in your overall financial strategy.

5. Contractor & Market Knowledge – Since rehab plays a big role in BRRRR, having reliable contractors and a deep understanding of your target market will help maximize your returns.

If you ever need insights on investing in San Antonio or want to bounce ideas off someone, feel free to reach out. Wishing you success on your journey to financial freedom!

Best,

Good morning Brett!

I’m a real estate agent here in San Antonio who works with investors looking to expand their portfolios, so I can definitely provide some insights.

1) Growing Areas & Best Spots for Duplexes/Fourplexes

San Antonio continues to grow, with strong demand in several key areas:

• Far West Side (Alamo Ranch, Westover Hills) – A rapidly expanding area with new developments and strong rental demand.
• Northwest (Near UTSA, Medical Center, Helotes) – Great for student and medical professional tenants, with solid appreciation.
• Southside (Brooks City Base, Mission District) – Historically overlooked but seeing major revitalization and infrastructure investment.
• Northeast (Schertz, Cibolo, Converse) – Military-driven demand due to Randolph AFB, plus solid suburban growth.

For duplexes and fourplexes, the Northwest and Northeast corridors tend to offer strong rental demand and appreciation potential.

2) Is SA Overbuilt? Has New Construction Been Absorbed?

San Antonio has seen a surge in new multifamily construction, but demand remains strong. The market has been absorbing units, but some areas (especially luxury apartments) are seeing higher vacancies due to overbuilding. For duplexes/fourplexes, demand remains steady, as many renters still prefer smaller-scale living over large apartment complexes.

3) Vacancy Rates in SA

Vacancy rates in SA vary widely depending on property type and location.

• Citywide vacancy sits around 6-7% on average, though some data sources cite higher numbers for certain apartment submarkets.
• Smaller multifamily (duplexes/fourplexes) tend to have lower vacancies than large apartment complexes since tenants often seek a more residential feel.
• Areas with higher new construction (Far West, Far North) may have more competition, increasing vacancy risks.

4) Duplex/Fourplex vs. Apartments – Rental Rates

• Duplexes and fourplexes often command higher per-unit rents than apartments since they typically offer more space, privacy, and fewer shared amenities.
• Many tenants prefer a home-like feel with private garages and yards, which can allow for premium pricing.
• That said, apartments can sometimes have economies of scale that make management easier, but it depends on your investment goals.

5) Multifamily Builders to Consider (and Avoid)

There are several solid builders in SA focusing on small multifamily:

• Builders to consider: Look into Lennar, DR Horton (MultiGen product), and local boutique builders specializing in duplexes/fourplexes. Some also offer great financing incentives.
• Builders to be cautious of: Some smaller, lesser-known builders cut corners on materials and finishes—due diligence is key. Always check builder reputation, online reviews, and visit completed projects before committing.

Bonus: Builder Financing at 3.5-4.0%

Yes, many builders are offering aggressive financing to move inventory. This can be a great way to lock in a lower rate, but make sure the price, location, and construction quality justify the purchase—not just the financing deal.

Would be happy to chat further if you need more specifics! Hope this helps.

Getting started is the biggest hurdle—congratulations! That’s amazing news, and I’m excited to hear how everything goes with your first property. If you run into any challenges along the way, don’t hesitate to reach out. Wishing you a smooth process and a great start to your week!

 What a perfect response! And so visually pleasing!

My biggest success so far has been helping my investors succeed—locating great deals for them and assisting in making profitable decisions. While I haven’t started my own flip yet, that’s my goal for 2026, and I’m excited to take that next step. What about you? What’s been your biggest success in real estate?