4118 Scarletoak Dr · San Antonio, TX 78220

$157,000

2 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 300 Days on market

Built 1963 7,361 sqft lot $125/sqft · 13% below area Est $181k · 13% under

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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 +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Schools +1.4/10.0

Listing remarks MLS

Fully updated and move-in ready, this 3-bedroom, 1-bath home offers comfort and convenience minutes from San Antonio's top attractions. The open layout connects living, dining, and kitchen spaces, featuring gas cooking and a breakfast nook. Four new mini-splits provide efficient climate control throughout. Situated on an oversized lot with a covered patio, this property offers ample space for storage, gardening, or outdoor living. With quick access to major highways and city amenities, this home is a standout opportunity. Schedule your showing today!

Key facts

• Breakfast nook
• Mini-splits
• Gas cooking

Tags

• OPEN LAYOUT
• GAS COOKING
• BREAKFAST NOOK
• MINI-SPLITS
• COVERED PATIO
• OVERSIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (19.4% below list).
• Recommended offer: $121k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 113 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 36% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $120,961 (23.0% 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 300 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 10.3

CMA / ARV

• ARV (median comp): $181,129
• List price: $157,000
• Delta: -13.32%
• 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
384 Longview	0.30mi	3/1.5 (+1)	1,209 (-4%)	4mo	$110,000	$91	69
1105 Upland	0.15mi	3/1.0 (+1)	1,120 (-11%)	1mo	$169,999	$152	69
338 Tomrob Dr	0.32mi	3/1.0 (+1)	1,152 (-8%)	0mo	$188,400	$164	66
111 Zerrcliff	0.48mi	3/1.0 (+1)	1,264 (+0%)	10mo	$139,900	$111	64
4330 Kilrea	0.51mi	3/1.0 (+1)	1,202 (-4%)	1mo	$125,000	$104	63
215 Midland Dr	0.61mi	3/1.5 (+1)	1,233 (-2%)	3mo	$159,000	$129	59
339 Shelburn Dr	0.41mi	3/1.0 (+1)	1,191 (-5%)	12mo	$164,500	$138	57
343 Tomrob Dr	0.31mi	2/1.0	1,112 (-12%)	15mo	$110,000	$99	53
343 Astoria Dr	0.30mi	3/2.0 (+1)	1,379 (+10%)	12mo	$215,000	$156	51
257 Longview Dr	0.52mi	3/1.0 (+1)	1,108 (-12%)	5mo	$134,900	$122	46
255 Charcliff	0.58mi	3/1.0 (+1)	1,098 (-13%)	9mo	$134,500	$122	39
234 Charcliff Dr	0.63mi	3/1.0 (+1)	1,080 (-14%)	8mo	$136,000	$126	35

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

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $69,535
• Equity at exit: $141,438

10-year hold

• IRR: 17.5%
• Equity multiple: 5.77×
• Total profit: $209,547
• Equity at exit: $305,016

Cash invested: $43,960 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$823
• Tax from tax record: −$315 /mo · $3,785/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-204

Break-even live

Break-even rent $1,524

Max offer price $120,961

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-160	+0% $-204	+5% $-248	+10% $-293
Rent	-10% $-304	-5% $-254	+0% $-204	+5% $-154	+10% $-104
Rate	-1.0pp $-125	-0.5pp $-164	base $-204	+0.5pp $-245	+1.0pp $-286

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,168	$1.08	24d	1	0.09mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	44d	1	0.31mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	15d	1	0.35mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,163	$1.33	4d	60	0.36mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	24d	1	0.44mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	24d	1	0.70mi
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,452	$1.50	2d	21	0.71mi
127 Motel Dr San Antonio, TX	1.0	1.0	1275	$420	$0.33	16d	1	0.72mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	22d	1	0.77mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	2d	1	0.80mi
4326 Spring Oak Dr San Antonio, TX	3.0	1.0	1168	$1,300	$1.11	24d	1	0.81mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	44d	1	0.83mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,380	$1.52	2d	1	0.85mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	44d	1	0.86mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	44d	1	0.86mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	0.86mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,149	$1.26	5d	1	0.87mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	24d	1	0.89mi
915 Creekview San Antonio, TX	2.0	2.0	950	$1,230	$1.29	24d	1	0.92mi
535 Gembler Rd Unit 710 San Antonio, TX	2.0	2.0	1031	$1,081	$1.05	3d	1	0.96mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	44d	1	0.97mi
4611 E Houston St San Antonio, TX	2.0–4.0	2.0	1286	$1,166	$0.91	2d	23	0.99mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	22d	1	1.01mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	24d	1	1.03mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,450	$1.12	2d	1	1.06mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	5d	1	1.08mi
406 Como St San Antonio, TX	3.0	1.5	1278	$1,350	$1.06	44d	1	1.12mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	44d	1	1.19mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	1.24mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	24d	1	1.25mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	44d	1	1.27mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	44d	1	1.30mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	22d	1	1.35mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	44d	1	1.35mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	1.39mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	44d	1	1.44mi

Listing history 30 events

1. 2026-06-18
   days on market $157,000 Active 300 DOM
2. 2026-06-17
   days on market $157,000 Active 299 DOM
3. 2026-06-16
   days on market $157,000 Active 298 DOM
4. 2026-06-15
   days on market $157,000 Active 297 DOM
5. 2026-06-13
   days on market $157,000 Active 295 DOM
6. 2026-06-09
   days on market $157,000 Active 291 DOM
7. 2026-06-08
   statusdays on market $157,000 Active 290 DOM
8. 2026-06-07
   days on market $157,000 Price Change 289 DOM
9. 2026-06-04
   days on market $157,000 Price Change 286 DOM
10. 2026-06-03
    days on market $157,000 Price Change 285 DOM
11. 2026-06-02
    days on market $157,000 Price Change 284 DOM
12. 2026-06-01
    days on market $157,000 Price Change 283 DOM
13. 2026-05-31
    days on market $157,000 Price Change 282 DOM
14. 2025-12-07
    price $162,000 556-char remark

    Show marketing remark (556 chars)

    Fully updated and move-in ready, this 3-bedroom, 1-bath home offers comfort and convenience minutes from San Antonio's top attractions. The open layout connects living, dining, and kitchen spaces, featuring gas cooking and a breakfast nook. Four new mini-splits provide efficient climate control throughout. Situated on an oversized lot with a covered patio, this property offers ample space for storage, gardening, or outdoor living. With quick access to major highways and city amenities, this home is a standout opportunity. Schedule your showing today!

15. 2025-10-02
    price $167,000 556-char remark

    Show marketing remark (556 chars)

    Fully updated and move-in ready, this 3-bedroom, 1-bath home offers comfort and convenience minutes from San Antonio's top attractions. The open layout connects living, dining, and kitchen spaces, featuring gas cooking and a breakfast nook. Four new mini-splits provide efficient climate control throughout. Situated on an oversized lot with a covered patio, this property offers ample space for storage, gardening, or outdoor living. With quick access to major highways and city amenities, this home is a standout opportunity. Schedule your showing today!

16. 2025-08-22
    listed $170,000 New 556-char remark

    Show marketing remark (556 chars)

    Fully updated and move-in ready, this 3-bedroom, 1-bath home offers comfort and convenience minutes from San Antonio's top attractions. The open layout connects living, dining, and kitchen spaces, featuring gas cooking and a breakfast nook. Four new mini-splits provide efficient climate control throughout. Situated on an oversized lot with a covered patio, this property offers ample space for storage, gardening, or outdoor living. With quick access to major highways and city amenities, this home is a standout opportunity. Schedule your showing today!

17. 2025-08-01
    historical
18. 2025-06-23
    price $170,000
19. 2025-03-26
    price $175,000
20. 2025-01-03
    price $177,500
21. 2024-11-21
    price $179,000
22. 2024-09-17
    price $180,000
23. 2024-07-05
    price $185,000
24. 2024-05-31
    listed $200,000 New
25. 2022-02-02
    soldstatus
26. 2022-01-31
    soldstatus Sold
27. 2022-01-14
    status Pending
28. 2021-12-30
    price $115,000
29. 2021-12-16
    listed $119,500 New
30. 2021-04-20
    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: $3,785 · $315/mo
• Projected year-2 tax: $3,785 · $315/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 2/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,192
• − Mortgage interest: −$8,794
• − Property taxes: −$3,785
• − Insurance: −$785
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,567
• Taxable loss: −$5,170
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-1,207/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+35.6% since first listed

17 events — show timeline

• 2025-12-07 Price Changed $162,000 LERA
• 2025-10-02 Price Changed $167,000 LERA
• 2025-08-22 Listed $170,000 LERA
• 2025-08-01 Listing Removed — LERA
• 2025-06-23 Price Changed $170,000 LERA
• 2025-03-26 Price Changed $175,000 LERA
• 2025-01-03 Price Changed $177,500 LERA
• 2024-11-21 Price Changed $179,000 LERA
• 2024-09-17 Price Changed $180,000 LERA
• 2024-07-05 Price Changed $185,000 LERA
• 2024-05-31 Listed $200,000 LERA
• 2022-02-02 Sold (Public Records) — Public Records
• 2022-01-31 Sold (MLS) — LERA
• 2022-01-14 Pending — LERA
• 2021-12-30 Price Changed $115,000 LERA
• 2021-12-16 Listed $119,500 LERA
• 2021-04-20 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,785 · +0.0% YoY. Source: county tax records.