78245 - Northwest / Ingram Hills

The perfect balance of appreciation potential and cash flow - ideal for investors wanting both.

$225K

Median Price

$285K

Median ARV

7.8%

Cap Rate

$1,750

Avg Rent (3BR)

Why 78245 is Special

78245 sits in the sweet spot between pure cash flow and appreciation markets. Located in Northwest San Antonio near Ingram Park Mall and USAA headquarters, it offers:

Cash Flow Benefits

• Strong rental demand from USAA employees
• 7-8% cap rates achievable
• $250-400/month cash flow typical
• Lower price point than north side

Appreciation Benefits

• 4-5% annual appreciation
• Improving schools (NISD)
• New retail development
• Growing young professional population

Neighborhood Breakdown

Ingram Hills (Best)

Established subdivision with mature trees, 1970s-80s builds. Best schools in the ZIP. Target ARV: $280-320K

Los Angeles Heights

Mix of older and newer homes. Good for entry-level flips. Target ARV: $240-280K

West of Ingram Rd

More affordable, rental-focused. Some transitional areas - know your specific street. Target ARV: $200-240K

Your Buyer Profile

For Landlords (60%)

Out-of-state investors wanting Texas exposure
BRRRR investors (buy, rehab, rent, refi, repeat)
Want $200-300/month minimum cash flow
Budget: $180-240K all-in

For Flippers (40%)

Entry-level flippers wanting lower risk
Target $30-50K profit per flip
Faster turnover (60-90 day holds)
Budget: $150-200K purchase + $40K rehab

Example Deal: 78245 Landlord Buy

3BR/2BA, 1,450 sqft, built 1982

ARV (After Repair Value) $265,000

Estimated Repairs - $30,000

MAO (70% Rule) $155,500

Your Contract Price $150,000

Sell to Buyer At $162,000

Your Assignment Fee $12,000

Buyer's Numbers: All-in at $192K, rents for $1,750/mo = 7.5% cap rate, $280/mo cash flow after PITI

Watch Out For

Flood zones near Ingram Road - Always check FEMA maps, some pockets flood
Foundation issues on 1970s slab homes - Common in this era, budget $5-15K if signs present
West of Callaghan can get rough - Street-by-street analysis needed

Key Takeaway

78245 is your "hedge your bets" ZIP code. Landlords love it for the cash flow + appreciation combo, and flippers like the lower risk profile. Position deals here as "best of both worlds" opportunities for buyers who can't decide between cash flow and equity growth.

78242 South Side

ZIP Codes to Avoid