4951 Benham Dr · San Antonio, TX 78220

$155,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 30 Days on market

Built 1961 7,753 sqft lot $170/sqft · at area comps Est $158k · at est.

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Why this score? — see what drove the C- 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 +14.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Welcome home to this charming East Side property offering comfort, convenience, and great outdoor space! This well-maintained home features central HVAC for year-round comfort, with two window units remaining as an added backup cooling option per seller. Enjoy a functional layout filled with natural light, a covered patio perfect for relaxing or entertaining, and a spacious backyard with plenty of room to enjoy. Conveniently located near schools, shopping, dining, and major highways for an easy commute around San Antonio. Great opportunity for owner-occupants or investors alike!

Key facts

• Central hvac
• Near schools
• Near dining

Tags

• CENTRAL HVAC
• COVERED PATIO
• SPACIOUS BACKYARD
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a potential short sale)
• Financial info: Down payment assistance available
• HOA & community: Subdivision: Dellcrest / Dellcrest Park

Exterior

• Parking: 1-car garage
• Utilities: City water system (SAWS); City sewer (SAWS); Electric service by CPS; City garbage service
• Home design: Pre-owned home; Estimated age ~65 years
• Construction: Slab foundation; Composition roof
• Exterior features: Asbestos shingle, brick, and siding exterior

Interior

• Kitchen: Cook top; Built-in oven; Eat-in kitchen
• Bedrooms: Master bedroom with ceiling fan (11 x 11); Bedroom 2 (10 x 9); Bedroom 3 (10 x 9)
• Flooring: Carpeting; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Window A/C units
• Interior features: Ceiling fans; Washer and dryer connections; Cook top and built-in oven; Eat-in kitchen; Utility area in garage; Cable TV available; High-speed internet; All window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $28 ($339/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 $147k (4.9% below list).
• Recommended offer: $147k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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.
• Zoned schools: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 116 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 42% 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.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 30 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $147,478 (4.9% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.95% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $157,809
• List price: $155,000
• Delta: -1.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4915 Benham	0.11mi	3/2.0	912 (0%)	3mo	$139,900	$153	88
5050 Creekmoor Dr	0.33mi	3/1.0	972 (+7%)	18mo	$145,000	$149	59
5055 Seabreeze Dr	0.46mi	3/1.0	936 (+3%)	20mo	$175,000	$187	58
4618 Lakewood	0.60mi	3/1.5	1,003 (+10%)	3mo	$99,000	$99	51
303 Glenoak Dr	0.31mi	3/1.5	1,027 (+13%)	18mo	$195,000	$190	47
4606 Old Coach	0.74mi	3/1.0	1,008 (+10%)	8mo	$60,000	$60	41

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: 24.0%
• Equity multiple: 2.91×
• Total profit: $82,701
• Equity at exit: $139,636

10-year hold

• IRR: 20.7%
• Equity multiple: 6.43×
• Total profit: $235,700
• Equity at exit: $301,131

Cash invested: $43,400 (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: 116
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$813
• Tax from tax record: −$259 /mo · $3,113/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $28

Break-even live

Break-even rent $1,439

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $72	+0% $28	+5% $-16	+10% $-60
Rent	-10% $-88	-5% $-30	+0% $28	+5% $86	+10% $145
Rate	-1.0pp $106	-0.5pp $68	base $28	+0.5pp $-12	+1.0pp $-53

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	0.22mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	4d	1	0.57mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	5d	1	0.73mi
4438 N Hein Rd Unit 104 San Antonio, TX	2.0	1.0	632	$1,150	$1.82	45d	1	0.74mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	45d	1	0.77mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	25d	1	1.03mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	25d	1	1.06mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	45d	1	1.14mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	21d	1	1.14mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	45d	1	1.24mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	45d	1	1.24mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	25d	1	1.37mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	45d	1	1.43mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $155,000 Pending 30 DOM
2. 2026-06-04
   days on market $155,000 Active Option 28 DOM
3. 2026-06-03
   days on market $155,000 Active Option 27 DOM
4. 2026-06-02
   days on market $155,000 Active Option 26 DOM
5. 2026-06-01
   days on market $155,000 Active Option 25 DOM
6. 2026-05-31
   days on market $155,000 Active Option 24 DOM
7. 2026-05-07
   listed $155,000 New 591-char remark
8. 2018-08-23
   status Pending
9. 2018-08-13
   historical Active Option
10. 2018-08-12
    historical
11. 2018-06-13
    listed $119,000 New
12. 2006-10-06
    soldstatus
13. 2006-04-04
    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: $3,113 · $259/mo
• Projected year-2 tax: $3,113 · $259/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 4/10 Moderate
• 🌡 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: $17,697
• − Mortgage interest: −$8,682
• − Property taxes: −$3,113
• − Insurance: −$775
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,509
• Taxable loss: −$2,214
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $870/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

+30.3% since first listed

9 events — show timeline

• 2026-06-06 Pending — LERA
• 2026-05-29 Contingent — LERA
• 2026-05-07 Listed $155,000 LERA
• 2018-08-23 Pending — LERA
• 2018-08-13 Contingent — LERA
• 2018-08-12 Listing Removed — LERA
• 2018-06-13 Listed $119,000 LERA
• 2006-10-06 Sold (Public Records) — Public Records
• 2006-04-04 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,113 · +6.6% YoY. Source: county tax records.