5722 Screech Owl Dr · San Antonio, TX 78222

$196,499

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition Est $199k · at est.

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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).

• Cash flow +13.4/30.0
• ARV discount +8.1/15.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 5722 Screech Owl Dr, San Antonio, TX 78222
• Financial info: List price $203,499

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family property; Idlewood plan
• Exterior features: Living area approximately 1,411

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction); Idlewood floor plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($57/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (12.2% below list).
• Recommended offer: $172k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% FRL); Legacy Middle (math 13% / reading 24%, grade F, #1,478 of 1,662 statewide, top 90%, 1,137 students, 58% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $172,493 (12.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $198,951
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8842 Osprey Trl	0.11mi	3/2.0	1,402 (-1%)	1mo	$203,999	$146	93
8875 Osprey Trl	0.08mi	3/2.0	1,402 (-1%)	3mo	$191,999	$137	93
8822 Osprey Trl	0.14mi	3/2.0	1,411 (0%)	2mo	$197,999	$140	92
8818 Osprey Trl	0.15mi	3/2.0	1,402 (-1%)	2mo	$198,999	$142	90
8802 Osprey Trl	0.18mi	3/2.0	1,402 (-1%)	2mo	$196,999	$141	89
8858 Osprey Trl	0.08mi	3/2.0	1,266 (-10%)	1mo	$184,999	$146	79
8838 Osprey Trl	0.11mi	3/2.0	1,266 (-10%)	2mo	$188,999	$149	76
8855 Osprey Trl	0.17mi	3/2.0	1,266 (-10%)	2mo	$184,999	$146	73
8834 Osprey Trl	0.12mi	4/2.0 (+1)	1,575 (+12%)	1mo	$209,999	$133	69
8850 Osprey Trl	0.09mi	4/2.0 (+1)	1,600 (+13%)	1mo	$217,999	$136	68
8867 Osprey Trl	0.09mi	4/2.0 (+1)	1,600 (+13%)	2mo	$213,999	$134	66
8830 Osprey Trl	0.13mi	4/2.0 (+1)	1,600 (+13%)	2mo	$214,999	$134	65

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-29,139
• Equity at exit: $29,299

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-14,865
• Equity at exit: $16,990

Cash invested: $55,020 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 444
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$1,030
• Tax est. 1.5%: −$246 /mo · $2,947/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $5

Break-even live

Break-even rent $1,719

Max offer price $196,499

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $73	+0% $5	+5% $-63	+10% $-131
Rent	-10% $-132	-5% $-63	+0% $5	+5% $73	+10% $141
Rate	-1.0pp $104	-0.5pp $55	base $5	+0.5pp $-46	+1.0pp $-98

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: $49,125
• Closing costs: $5,895
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	23d	1	0.19mi
8563 Redhawk Loop San Antonio, TX	3.0	2.5	1788	$1,800	$1.01	16d	1	0.45mi
5107 Moni Rock Dr San Antonio, TX	3.0	2.5	1529	$1,585	$1.04	25d	1	1.07mi
10319 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,500	$0.98	6d	1	1.10mi
10519 Green Rock Dr San Antonio, TX	4.0	2.5	1643	$1,900	$1.16	45d	1	1.13mi
10332 Green Br San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	25d	1	1.14mi
10531 Green Rock Dr San Antonio, TX	3.0	2.5	1849	$1,700	$0.92	45d	1	1.15mi
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	45d	1	1.16mi
10366 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	12d	1	1.16mi
5322 Freshwater Way San Antonio, TX	3.0	2.5	1529	$1,525	$1.00	25d	1	1.24mi
10418 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	45d	1	1.25mi
10431 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	45d	1	1.27mi
10447 Clearwater Way San Antonio, TX	3.0	2.5	1420	$1,500	$1.06	45d	1	1.30mi
10454 Clearwater Way San Antonio, TX	3.0	2.5	1239	$1,425	$1.15	12d	1	1.31mi
10471 Clearwater Way San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	25d	1	1.34mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	25d	1	1.47mi

Listing history 5 events

1. 2026-06-21
   days on market $196,499 Active 6 DOM
2. 2026-06-18
   days on market $196,499 Active 3 DOM
3. 2026-06-17
   pricedays on market $196,499 Active 2 DOM
4. 2026-06-15
   remarks 415-char remark
5. 2026-06-15
   listed $203,499 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,699
• − Mortgage interest: −$11,007
• − Property taxes: −$2,947
• − Insurance: −$982
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,716
• Taxable loss: −$3,266
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $841/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan with modern finishes and a well-maintained exterior. It is in good condition and ready for a new owner to make it their own.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home features can increase the home's value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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