4418 Sun Vista Ln · San Antonio, TX 78217

$160,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily · 258 Days on market

Built 1967 7,797 sqft lot $136/sqft · 19% below area Est $197k · 19% under ↓ 19% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

Key facts

• Hidden entry storage
• Utility shed
• Bonus room

Tags

• BONUS ROOM
• HIDDEN ENTRY STORAGE
• MATURE TREES
• UTILITY SHED
• MINUTES FROM AIRPORT
• EASY ACCESS TO I-35

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (19.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (11.4% below list).
• Recommended offer: $128k (19.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-, crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.4%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,098 (19.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 9.4

CMA / ARV

• ARV (median comp): $196,517
• List price: $160,000
• Delta: -18.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4442 Desert Vw	0.10mi	3/2.0	1,066 (-9%)	1mo	$125,000	$117	79
4254 Summer Sun	0.27mi	3/1.0	1,167 (-1%)	8mo	$178,900	$153	76
4447 Sun Gate	0.09mi	3/2.0	1,150 (-2%)	20mo	$215,000	$187	75
4414 First Vw	0.11mi	4/2.0 (+1)	1,110 (-6%)	11mo	$185,000	$167	71
4502 Sun Gate	0.13mi	3/2.0	1,303 (+11%)	9mo	$200,000	$153	69
4354 Summer Wind	0.34mi	3/1.5	1,230 (+5%)	11mo	$199,999	$163	66
4326 E Sunnyvale Ln	0.31mi	3/2.0	1,150 (-2%)	20mo	$249,900	$217	65
4351 First View Dr	0.15mi	3/1.0	1,136 (-3%)	24mo	$213,000	$188	63
4310 Sun Vis	0.18mi	3/2.0	1,064 (-10%)	19mo	$197,000	$185	59
4119 Hillswind St	0.63mi	3/2.0	1,240 (+5%)	15mo	$215,000	$173	49
4303 Sunshadow St	0.28mi	3/1.0	1,017 (-14%)	17mo	$169,500	$167	46
9715 Flagstaff Dr	0.62mi	3/2.0	1,224 (+4%)	22mo	$249,000	$203	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.07×
• Total profit: $-41,442
• Equity at exit: $23,857

10-year hold

• IRR: -50.4%
• Equity multiple: -0.48×
• Total profit: $-66,380
• Equity at exit: $13,834

Cash invested: $44,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78217

• Home prices YoY: -30.2%
• Rents YoY: -0.4%
• Active inventory: 133
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$839
• Tax from tax record: −$395 /mo · $4,737/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-181

Break-even live

Break-even rent $1,646

Max offer price $128,098

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	13d	1	0.08mi
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	11d	1	0.08mi
4518 Clear Spring Dr San Antonio, TX	3.0	1.0	864	$1,275	$1.48	14d	1	0.20mi
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	4d	1	0.22mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	23d	1	0.24mi
4530 Longvale Dr San Antonio, TX	3.0	1.0	1000	$1,375	$1.38	14d	1	0.27mi
9227 Spring Dawn St San Antonio, TX	3.0	2.0	1291	$1,695	$1.31	23d	1	0.30mi
9338 Perrin Beitel Apt 1108 San Antonio, TX	2.0	1.0	950	$799	$0.84	43d	1	0.34mi
9338 Perrin Beitel Unit 606 San Antonio, TX	2.0	1.0	850	$799	$0.94	23d	1	0.34mi
9338 Perrin Beitel Unit 1102 San Antonio, TX	2.0	1.0	950	$1,275	$1.34	43d	1	0.34mi
4138 Clear Spring Dr San Antonio, TX	3.0	2.0	1435	$1,650	$1.15	43d	1	0.45mi
4110 #4 Swans Lndg San Antonio, TX	3.0	3.0	1245	$1,550	$1.24	43d	1	0.47mi
9511 Perrin Beitel Apt 710 San Antonio, TX	2.0	2.0	1000	$981	$0.98	3d	1	0.49mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	43d	1	0.54mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	23d	1	0.54mi
4110 Swans Lndg Unit 101 San Antonio, TX	3.0	2.5	1245	$1,550	$1.24	43d	1	0.55mi
3919 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	778	$1,185	$1.52	2d	44	0.75mi
3902 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	777	$1,428	$1.84	1d	32	0.77mi
2607 NE Interstate 410 Loop San Antonio, TX	3.0	1.0	1200	$1,120	$0.93	43d	1	0.78mi
4242 Bayliss St San Antonio, TX	3.0	2.0	1446	$1,725	$1.19	43d	1	0.81mi
3903 Barrington St Apt 710 San Antonio, TX	2.0	2.0	1004	$927	$0.92	3d	1	0.85mi
3902 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	976	$940	$0.96	21d	1	0.85mi
3787 Perrin Central Blvd Apt 710 San Antonio, TX	2.0	2.0	892	$969	$1.09	3d	1	0.86mi
3843 Barrington St Unit 242K San Antonio, TX	2.0	2.0	884	$1,495	$1.69	16d	1	0.93mi
3843 Barrington St Unit 165Q San Antonio, TX	2.0	2.0	888	$995	$1.12	43d	1	0.93mi
3843 Barrington St San Antonio, TX	1.0–2.0	1.0	869	$1,300	$1.50	43d	2	0.93mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	1d	12	0.96mi
3800 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	742	$921	$1.24	2d	1	0.98mi
8150 Crosscreek San Antonio, TX	2.0	1.0–2.0	604	$1,089	$1.80	21d	8	0.99mi
2600 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	951	$1,042	$1.10	3d	1	1.00mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,789	$1.90	23d	35	1.02mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,769	$1.88	43d	38	1.02mi
2439 NE Interstate 410 Loop Apt 710 San Antonio, TX	2.0	2.0	788	$821	$1.04	3d	1	1.03mi
2554 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	988	$1,047	$1.06	3d	1	1.04mi
4438 Bayliss St San Antonio, TX	3.0	2.0	1320	$1,750	$1.33	17d	1	1.05mi
11206 Center Point Rd San Antonio, TX	2.0	2.0	1000	$1,225	$1.23	21d	1	1.06mi
11214 Center Point Rd San Antonio, TX	3.0	2.0	1180	$1,320	$1.12	43d	1	1.06mi
8800 Starcrest Dr San Antonio, TX	1.0–4.0	1.0–2.5	1196	$1,299	$1.09	2d	18	1.07mi
8800 Starcrest Dr Unit 710 San Antonio, TX	2.0	2.0	959	$815	$0.85	43d	1	1.12mi
4411 Terra Summit Rd San Antonio, TX	3.0	2.0	1193	$1,300	$1.09	23d	1	1.12mi

Listing history 22 events

1. 2026-06-18
   days on market $160,000 Active 258 DOM
2. 2026-06-17
   days on market $160,000 Active 257 DOM
3. 2026-06-16
   days on market $160,000 Active 256 DOM
4. 2026-06-13
   days on market $160,000 Active 253 DOM
5. 2026-06-13
   days on market $160,000 Active 252 DOM
6. 2026-06-09
   days on market $160,000 Active 249 DOM
7. 2026-06-08
   days on market $160,000 Active 248 DOM
8. 2026-06-07
   days on market $160,000 Active 247 DOM
9. 2026-06-04
   days on market $160,000 Active 244 DOM
10. 2026-06-03
    days on market $160,000 Active 243 DOM
11. 2026-06-02
    days on market $160,000 Active 242 DOM
12. 2026-06-01
    days on market $160,000 Active 241 DOM
13. 2026-05-31
    days on market $160,000 Active 240 DOM
14. 2026-04-01
    status Back on Market 706-char remark

    Show marketing remark (706 chars)

    Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

15. 2026-03-31
    historical 706-char remark

    Show marketing remark (706 chars)

    Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

16. 2026-02-04
    price $160,000 706-char remark

    Show marketing remark (706 chars)

    Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

17. 2025-11-08
    price $179,999 706-char remark

    Show marketing remark (706 chars)

    Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

18. 2025-10-02
    listed $190,000 New 706-char remark

    Show marketing remark (706 chars)

    Bring your vision to life in this spacious 3 bedroom, 2 bath home full of potential and possibilities! The inviting layout makes everyday living comfortable while offering room to grow and customize to your style. The garage has been converted into a 16 x 10 bonus room that features a hidden entry storage area, giving you flexible space for work, play, or hobbies. The backyard offers plenty of room to enjoy the outdoors with mature trees that provide shade and charm, along with a utility shed for convenient storage. Conveniently located just minutes from the Airport, Wurzbach Parkway, I-35, and Loop 410, this home blends neighborhood comfort with easy access to all that San Antonio has to offer.

19. 2023-09-15
    historical
20. 2023-07-11
    price $185,000
21. 2023-06-28
    listed $198,000 New
22. 1994-04-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,737 · $395/mo
• Projected year-2 tax: $4,737 · $395/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,011
• − Mortgage interest: −$8,962
• − Property taxes: −$4,737
• − Insurance: −$800
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,655
• Taxable loss: −$4,865
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $-1,000/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 34,055
• Household income: $60,988
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2444.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 32% Two or more races 25% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 71% English-only · Spanish 26% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.03%
• Current HPI: 261.2279
• Rent YoY: ▼ -0.42%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-19.2% since first listed

9 events — show timeline

• 2026-04-01 Relisted — LERA
• 2026-03-31 Listing Removed — LERA
• 2026-02-04 Price Changed $160,000 LERA
• 2025-11-08 Price Changed $179,999 LERA
• 2025-10-02 Listed $190,000 LERA
• 2023-09-15 Listing Removed — LERA
• 2023-07-11 Price Changed $185,000 LERA
• 2023-06-28 Listed $198,000 LERA
• 1994-04-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,737 · -2.9% YoY. Source: county tax records.