3386 Aragon Dr, San Antonio Investment Report: Flip & Rental Analysis · Frontflip
Values up to $198K, 8 comps verify Updated 7 days ago • 8 new comps More about this home Neighborhood Assessment Palo Alto Terrace in San Antonio's 78211 zip sits in a working-class spot with solid access to I-35 and 410, plus nearby Palo Alto College and Toyota Plant. Schools like Bob Hope Elementary (4/10) are close, but walkability's limited—no major new developments popping up. Comps on Aragon Dr average ~$170K for similar 3/2s around 1,500 sqft, showing steady demand despite the area's modest vibe.
This 1,557 sqft fixer-upper at $140K trades at $90/sqft, a steal versus comps. Mature trees, privacy fence, and RV parking add appeal, but cosmetic needs keep it priced low. Neighborhood feels stable, not booming. Market Activity Property Research Estimated Value After Repairs + Ask a question in the app Rental Income $19K Yield 13.8% Year 1 Estimates
Fix-and-Flip Modernizing a home significantly boosts its appeal, with updated properties seeing a price per square foot jump from roughly $159 to $215. This represents a substantial 35 percent increase in value, helping your property truly shine.
These upgrades unlock fresh potential, raising your estimated sale range to as high as $291,000. For those looking to rent, this investment ensures your home remains a top choice, keeping your income potential strong and competitive. Value Add $86K Post Typical Renovation Buy-Rehab-Rent The property shows significant value-add potential, with renovations projected to boost the valuation between $263,000 and $291,000. Capitalizing on the $55 per square foot price uplift ensures a solid equity position after completing necessary property upgrades.
Monthly rental income is estimated at $1,577, yielding a 6.8% return. This steady cash flow, combined with the projected equity growth, makes this a reliable candidate for a long-term hold within the current market environment. Rental Income $19K Yield 6.8% Year 1 Estimates, Post Typical Renovation Estimated value $140K Comparative Market Analysis $186K – $248K ~60 days to sell Based on 8 comps By installing Luxury Vinyl Plank (LVP) flooring, repairing the interior doors, and refreshing the landscaping, you are directly tackling the cosmetic issues currently depressing this property's price. Based on our market analysis, your estimated After Repair Value (ARV) is between $217,000 and $239,000.
Currently, the home is listed at a deep discount of $90/sqft. Since comparable homes in the area are selling for an average of $144/sqft, these specific updates will help you capture that missing equity and bring the home up to neighborhood standards.
| Project | Estimated Value Impact |
| :--- | :--- |
| LVP Flooring (1,557 sqft) | $18,000 - $22,000 |
| Interior Doors & Trim | $4,000 - $6,000 |
| Professional Yardwork | $5,000 - $7,000 |
| Total Projected ARV | $217,000 - $239,000 |
LVP is an excellent choice for this San Antonio market because it’s durable, water-resistant, and highly attractive to both families and renters. With your 1,557 sqft layout being larger than many nearby comps, a polished, move-in-ready interior will make this property stand out significantly to buyers or high-quality tenants.
Why is this property being sold? While the listing doesn't explicitly state a personal reason like a job relocation, the data points to a clear investment liquidation. This home has been on and off the market for over 500 days, signaling a seller who is likely exhausted and ready to move on.
It’s being marketed strictly as a "fixer-upper" and an "as-is" investment. The owner has already dropped the price from an initial $220,000 down to $140,000. This suggests they'd rather take a lower price now than deal with the renovations themselves.
| Sale Context | Key Details |
| :--- | :--- |
| Days on Market | 537 Total Days |
| Pricing Strategy | Massive $80k Reduction |
| Condition | Fixer-Upper / Cosmetic Needs |
| Recent Activity | Failed Contracts (Back on Market) |
The fact that it fell out of contract recently (going from 'Pending' back to 'Active') often means a previous buyer's inspection or financing scared them off. For you, this means the seller is highly motivated.
At $90/sqft, they are looking for a quick exit, giving you plenty of room to negotiate and build equity through those cosmetic updates. Is the neighborhood safe? Looking at 78211, you're in a working-class pocket of South San Antonio. The Palo Alto Terrace neighborhood is generally stable, though like many urban areas near major transit hubs like I-35 and 410, property crime can be higher than the city average.
Most incidents here are opportunistic—think package theft or car break-ins. This 1,557 sqft 3/2 already has a privacy fence and gate, which is a huge plus for security. Being near Palo Alto College and the Toyota plant also means there's a lot of consistent activity nearby.
| Safety Indicator | Local Vibe |
| :--- | :--- |
| Community Feel | Working-class commuter |
| Property Crime | Moderate (opportunistic) |
| Security Assets | 4-sided brick & privacy fence |
| Nearby Stability | High (College & Toyota Plant) |
Don't let the stats spook you; the investment numbers still make sense. With a rent potential up to $1,575, there’s strong demand. If you're flipping, adding motion lighting or a smart doorbell is a cheap way to give buyers peace of mind and protect your pocket. Bexar County Closing Costs Hey! Buying this home for $140,000 means you’re looking at closing costs between 3% and 5% if you’re financing, or roughly 1% to 2% for a cash deal. In Texas, title insurance rates are set by the state, so that’s one price you won't need to shop around for.
Bexar County has a 1.77% tax rate, so your biggest "cost" at closing will likely be your prepaids. Lenders usually want you to squirrel away several months of property taxes and insurance into an escrow account upfront to ensure the tax man gets paid.
| Expense Category | Estimated Cost |
| :--- | :--- |
| Title Insurance (Owner’s) | ~$1,041 |
| Escrow & Document Fees | $450 - $650 |
| Recording Fees | $100 - $150 |
| Prepaid Taxes & Insurance | $2,500 - $4,000 |
| Loan Origination (if financing) | $1,400 - $2,800 |
If you're looking to keep more cash in your pocket, consider asking the seller for a credit to cover some of these fees. Since this property has been on the market for over 200 days, they might be motivated enough to help you cross the finish line! Market time for 3386 Aragon Dr This property has been sitting for a while—201 days on Zillow and a whopping 537 cumulative days. That’s significantly higher than the neighborhood average of 140 to 157 days found in our Market Value analysis.
However, the recent price drop to $140,000 ($90/sqft) is a game changer. Since it’s now priced well below the $170k local comps and the $144/sqft area average, expect it to move much faster now that the numbers finally make sense for a flip or a rental.
| Current Market Context | Days / Value |
| :--- | :--- |
| Days on Zillow | 201 |
| Neighborhood Average | 140 - 157 |
| Current Price per Sqft | $90 |
| Area Target per Sqft | $144 |
Investor Interest: At this new price point, it's a prime target for a BRRRR or flip.
Recent Momentum: Price drops often trigger fresh alerts for buyers who were waiting for a deal.
Market Reality: Fixers take longer, but the deep discount here compensates for the cosmetic work needed. Are there any active liens? Finding out if a property has liens is a must before you even think about closing. While my current data doesn't explicitly list active liens, there are several ways to verify this for this San Antonio property.
Since this is listed 'As-Is' and has been sitting on the market for over 200 days, you should be extra diligent. In Bexar County, liens are public record, and you can search for them directly through the County Clerk's office.
| Where to Search | What to Look For |
| :--- | :--- |
| Bexar County Clerk | Deeds of Trust, Tax Liens, or HOA Liens |
| Bexar Appraisal District | Delinquent property tax balance |
| Title Company | A full preliminary title report (The Gold Standard) |
Keep in mind that in a standard 'As-Is' sale, the seller is still typically responsible for delivering a 'clear and marketable title.' This means they usually have to pay off any existing liens from their sale proceeds at closing.
However, if this is a foreclosure or a short sale, those rules might change. Always insist on a title insurance policy to protect your investment. It's the best way to ensure no one comes knocking on your door later claiming you owe them money for the previous owner's debts. Is this a good flip opportunity? This property has the "bones" of a fantastic flip. Buying at $140,000 in a neighborhood where renovated homes command over $220,000 gives you a massive margin to work with. Since it was built in 2000, you’re likely looking at cosmetic updates rather than expensive system overhauls.
| | Value |
| :--- | :--- |
| Purchase Price | $140,000 |
| Est. After Repair Value (ARV) | $217,000 - $239,000 |
| Current Price Per Sqft | $90 |
| Neighborhood Avg Sqft | $144 |
The 201 days on market is your best friend here. It signals a motivated seller who might be open to an even lower offer. Focus your budget on the kitchen, flooring, and master bath to hit that top-tier resale value and maximize your ROI.
Low Entry Point: At $90/sqft, you're entering significantly below the local average of $144/sqft.
Modern Build: Construction from 2000 generally means fewer foundation or wiring headaches compared to older San Antonio stock.
High Demand Features: The 4-sided brick exterior and long driveway for RV/boat parking are huge selling points for families in this area.
With a potential spread of nearly $80k+, this is a textbook candidate for a fix-and-flip. Just keep a tight eye on your renovation costs to protect that margin! Is this a safe area to invest? The 78211 zip code sits in a hardworking, industrial pocket of San Antonio. While the city's overall crime rate is higher than the national average, Palo Alto Terrace is generally viewed as a stable, long-standing neighborhood. Its proximity to major employers like the Toyota Plant and Palo Alto College keeps the area active and populated.
Here’s the local scoop on the safety vibe:
Stable Foot Traffic: Most residents are local commuters or students, which keeps eyes on the street.
Property Durability: 4-sided brick homes like this one often attract long-term owners rather than transient renters.
Surrounding Growth: Proximity to Texas A&M San Antonio is slowly driving more infrastructure and security to the region.
| Local Vibe | Safety Rating |
| :--- | :--- |
| Violent Crime | Above Average |
| Property Crime | Moderate |
| Overall Trend | Improving |
I’d suggest adding motion-sensor lights and a Ring camera—it’s a small investment that adds value and attracts higher-quality tenants. In a working-class neighborhood like this, those simple upgrades go a long way in protecting your pocket. Foundation status for 3386 Aragon? The property features a Slab foundation. While the listing specifically highlights "cosmetic updates," any seasoned San Antonio investor knows the local clay soil likes to move. This home is being sold "As-Is," which is a standard signal to verify the structural integrity before closing.
With the price at $140,000—significantly below the $217k+ market potential—there is financial room to handle repairs. However, "cosmetic" needs can sometimes mask underlying settling. During your walk-through, look for diagonal cracks above door frames or uneven flooring.
Pro Tip: In the 78211 zip, I always recommend hiring a structural engineer for an unbiased report rather than just a foundation repair company.
Budgeting: If leveling is required, typical slab repairs in this neighborhood range from $5,000 to $12,000 depending on the pier count.
| Foundation Snapshot | Info |
| :--- | :--- |
| Construction | Slab on Grade |
| Exterior | 4-Sided Brick |
| Condition | Listed as "As-Is" | Flip Return Analysis: Aragon Dr Hitting that $220,000 target is realistic based on recent comps, but the real magic happens in your renovation discipline. Since this is a 1,557 sqft home, you'll need to keep a tight leash on contractors to protect your spread.
| Expense Category | Estimated Cost |
| :--- | :--- |
| Purchase Price | $140,000 |
| Renovation (Est. $20/sqft) | $31,000 |
| Holding Costs (6 Mo.) | $8,500 |
| Selling Costs (Realtor + Title) | $11,000 |
| Total All-In | $190,500 |
Your potential net profit looks to be around $29,500, representing a solid 21% cash-on-cash return. Keep in mind that with neighborhood data showing an average of 164 days on market, you must budget for at least 6 months of carrying costs.
Focus Areas: Prioritize the kitchen and master bath to hit that top-tier $141/sqft valuation.
Efficiency: Use the 4-sided brick exterior to your advantage—it's low maintenance and adds great curb appeal.
Exit Strategy: If the market slows, your backup is a rental. With potential rent at $1,543, you'd still cover your notes easily while waiting for a better exit window. Why is the seller motivated? This seller is effectively screaming "make me an offer." The property has been lingering on the market for a staggering 537 cumulative days. That’s nearly a year and a half of carrying costs, taxes, and insurance eating away at their bottom line.
They’ve slashed the price from an original $220,000 down to $140,000—a massive 36% discount.
| | Details |
|---|---|
| Total Market Time | 537 Days |
| Original Ask | $220,000 |
| Current Price | $140,000 |
| Condition | As-Is Fixer-Upper |
The fact it went "Pending" and "Contingent" late last year but fell through suggests the home has some "hair" on it—likely inspection hurdles that scared off traditional buyers. By labeling it a "fixer-upper" and selling "As-Is," the seller is signaling they are done with the headache and want a clean exit.
With Frontflip’s Market Value Potential sitting between $216,000 and $239,000 for a renovated product, the seller is intentionally leaving meat on the bone for an investor. You have significant leverage to negotiate a fast cash deal here. Does the 70% flip rule work? It’s a tight squeeze, but the math says it’s possible if you’re smart with your rehab budget. The 70% rule (ARV x 0.70 - repairs) is designed to protect your profit and cover holding costs, which is crucial here since local homes are sitting on the market for an average of 164 days.
Based on recent neighborhood sales, your After Repair Value (ARV) looks to be around $220,000. At a $140,000 purchase price, you have a thin margin for error. If you can keep the cosmetic updates under $14,000, you hit the 70% target perfectly.
| Item | Estimated Value |
| :--- | :--- |
| After Repair Value (ARV) | $220,000 |
| 70% Threshold | $154,000 |
| Current List Price | $140,000 |
| Room for Repairs & Buffer | $14,000 |
Realistically, a 1,557 sqft house usually needs more than $14k for a full flip. However, if you push for the higher-end ARV of $239,000 identified in our market data, your repair budget expands to roughly $27,000. That's a much more comfortable spot for a cosmetic refresh.
If the flip feels too risky given the slow market velocity, this property is a home run as a rental. With a potential rent of $1,543, you’d be looking at a gross yield of about 8.4%, which is fantastic for long-term wealth. Does the 70% Rule Work? It’s incredibly close! Based on our analysis, the 70% rule suggests a maximum purchase price just slightly below the current asking price.
With a target After Repair Value (ARV) of $220,000 (consistent with our Market Value Potential data), here is how the math shakes out:
| | Analysis |
| :--- | :--- |
| Estimated ARV | $220,000 |
| 70% Threshold | $154,000 |
| Rehab Budget | -$20,000 |
| Max Allowable Offer (MAO) | $134,000 |
| Current List Price | $140,000 |
At $140,000, you are only $6,000 off from a "textbook" 70% rule deal. Given that this property has been sitting on the market for over 200 days and recently saw a price cut, the seller is likely feeling the heat.
Negotiating that price down to $134,000 or even $130,000 would solidify your margins. If you hit the upper end of our market estimate ($239,000), your profit potential expands significantly.
Leverage: Use the high Days on Market (DOM) to justify a lower offer.
Exit Strategy: If the flip market slows, the $1,543/mo rental potential serves as a fantastic "Plan B" to cover your costs.
Tax Tip: Since this was built in 2000, ensure your rehab focuses on modernizing the kitchen and baths to compete with higher-priced comps on Aragon Drive.