772 Cresthill Rd · San Antonio, TX 78220

$160,000

1 bd · 1.0 ba · 696 sqft · SingleFamily public records · 143 Days on market

Built 1940 8,537 sqft lot $230/sqft · 72% above area Est $187k · 14% under ↓ 30% 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 +14.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

Key facts

• Move-in ready
• Metal roof
• Protected parking

Tags

• NEWER HVAC SYSTEM
• METAL ROOF
• DEDICATED LAUNDRY ROOM
• SEPARATE STORAGE ROOM
• PROTECTED PARKING
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (43.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (42.8% below list).
• Recommended offer: $90k (43.5% below list) — sets the bar for cash-flow.

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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $45k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,405 (43.5% 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 143 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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: 0.57% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.55%
• DSCR: 0.53
• GRM: 14.6

CMA / ARV

• ARV (median comp): $187,103
• List price: $160,000
• Delta: -14.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Holmgreen Rd	0.34mi	2/1.0 (+1)	672 (-3%)	19mo	$160,000	$238	57

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: 16.3%
• Equity multiple: 2.34×
• Total profit: $59,848
• Equity at exit: $144,141

10-year hold

• IRR: 15.3%
• Equity multiple: 5.28×
• Total profit: $191,950
• Equity at exit: $310,845

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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $916 high
• Mortgage (P&I): −$839
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $-394

Break-even live

Break-even rent $1,414

Max offer price $90,405

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4404 Boxwood Rd Apt 20 San Antonio, TX	1.0	1.0	500	$775	$1.55	43d	1	0.75mi
2103 S WW White Rd Unit 502 San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	0.78mi
2103 S WW White Rd San Antonio, TX	1.0	1.0	480	$750	$1.56	43d	1	0.78mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	43d	1	0.81mi
4438 N Hein Rd Unit 104 San Antonio, TX	2.0	1.0	632	$1,150	$1.82	43d	1	0.84mi
4438 N Hein Rd Unit 406 San Antonio, TX	1.0	1.0	501	$900	$1.80	43d	1	0.84mi
340 Dorie St San Antonio, TX	1.0	1.0	520	$700	$1.35	43d	1	1.05mi
515 Lincolnshire Dr San Antonio, TX	2.0	1.0	681	$885	$1.30	4d	1	1.08mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$875	$1.14	21d	1	1.21mi
4835 Lord Rd Unit 610 San Antonio, TX	1.0	1.0	679	$837	$1.23	2d	1	1.27mi
380 Sterling St Unit 1 San Antonio, TX	2.0	1.0	642	$550	$0.86	23d	1	1.39mi
256 Vista Rd Unit 4 San Antonio, TX	—	1.0	500	$495	$0.99	43d	1	1.43mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$950	$0.88	23d	1	1.49mi

Listing history 22 events

1. 2026-05-19
   status Pending 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

2. 2026-05-11
   historical Active Option 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

3. 2026-05-01
   price $160,000 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

4. 2026-04-29
   status Back on Market 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

5. 2026-04-13
   status Pending 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

6. 2026-04-02
   price $197,500 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

7. 2026-02-09
   status Back on Market 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

8. 2026-02-06
   historical Active Option 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

9. 2026-01-09
   price $199,900 1041-char remark

   Show marketing remark (1041 chars)

   Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

10. 2025-12-11
    listed $205,000 New 1041-char remark

    Show marketing remark (1041 chars)

    Welcome home to this charming single-story property that combines comfort, convenience, and value in a highly desirable location. This 3 bedroom, 2 bathroom home has been lovingly maintained, is immaculately clean, and is truly move-in ready. Major updates like a newer HVAC system and metal roof offer added peace of mind and make this home an even better value. Inside, you will find a bright and inviting layout with comfortable living spaces and thoughtful features that make everyday living easy. Out back, the home includes a dedicated laundry room next to a separate storage area, offering excellent functionality and flexibility. The storage space could easily serve as a home gym, office, hobby room, or extra storage area. The carport provides covered parking and easy access, while the convenient location puts you close to shopping, dining, local amenities, and major commuter routes. Whether you are a first-time buyer, looking to downsize, or simply searching for a well-cared-for home in a great area, this home is a must-see.

11. 2025-12-08
    historical
12. 2025-10-30
    price $204,900
13. 2025-10-03
    price $217,500
14. 2025-09-05
    price $219,900
15. 2025-08-14
    price $225,000
16. 2025-08-02
    status Back on Market
17. 2025-06-25
    status Pending
18. 2025-06-20
    historical Active Option
19. 2025-06-06
    listed $227,000 New
20. 2000-09-13
    soldstatus
21. 1999-06-25
    soldstatus
22. 1978-04-01
    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: $2,541 · $212/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$387/yr (+$32/mo · 15.3%)

ⓘ 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 6 d/yr ≥108°F today · 18 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: $10,989
• − Mortgage interest: −$8,962
• − Property taxes: −$2,541
• − Insurance: −$800
• − Repairs & maintenance: −$879
• − Management: −$879
• − Depreciation: −$4,655
• Taxable loss: −$7,726
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-2,873/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

-29.5% since first listed

22 events — show timeline

• 2026-05-19 Pending — LERA
• 2026-05-11 Contingent — LERA
• 2026-05-01 Price Changed $160,000 LERA
• 2026-04-29 Relisted — LERA
• 2026-04-13 Pending — LERA
• 2026-04-02 Price Changed $197,500 LERA
• 2026-02-09 Relisted — LERA
• 2026-02-06 Contingent — LERA
• 2026-01-09 Price Changed $199,900 LERA
• 2025-12-11 Listed $205,000 LERA
• 2025-12-08 Listing Removed — LERA
• 2025-10-30 Price Changed $204,900 LERA
• 2025-10-03 Price Changed $217,500 LERA
• 2025-09-05 Price Changed $219,900 LERA
• 2025-08-14 Price Changed $225,000 LERA
• 2025-08-02 Relisted — LERA
• 2025-06-25 Pending — LERA
• 2025-06-20 Contingent — LERA
• 2025-06-06 Listed $227,000 LERA
• 2000-09-13 Sold (Public Records) — Public Records
• 1999-06-25 Sold (Public Records) — Public Records
• 1978-04-01 Sold (Public Records) — Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,541 · +0.0% YoY. Source: county tax records.