9103 Stellar Hl · San Antonio, TX 78252

$198,500

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 111 Days on market

Built 2023 4,356 sqft lot Est $177k · 12% over $42/mo HOA · 2% of rent ↓ 9% since listing

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Why this score? — see what drove the F 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 +8.7/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

This Remsen single-story home has a smart layout that makes good use of the space available. There is a large open family room that features a kitchen and dining area with side yard access. In the back are three bedrooms, including the owner's suite with a private bathroom and large walk-in closet. Estimated COE Mar 2024. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Open layout
• Gas stove
• Pool

Tags

• CORNER LOT
• POOL
• OPEN LAYOUT
• GAS STOVE
• STAINLESS STEEL APPLIANCES
• LARGE SINK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.3% below list).
• Recommended offer: $169k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Medio Creek El (math 27% / reading 31%, grade F, #2,668 of 4,322 statewide, top 63%, 644 students, 89% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 111 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,081 (14.8% 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 111 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $176,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8819 Astral	0.25mi	3/2.0	1,125 (0%)	8mo	$192,500	$171	82
8546 Astral Pl	0.30mi	3/2.0	1,129 (+0%)	17mo	$172,999	$153	72
8530 Astral Pl	0.29mi	3/2.0	1,129 (+0%)	19mo	$190,999	$169	70
8702 Astral Pl	0.29mi	3/2.0	1,213 (+8%)	15mo	$218,799	$180	61
8722 Astral Pl	0.29mi	3/2.0	1,213 (+8%)	17mo	$189,999	$157	60
8618 Astral Pl	0.29mi	3/2.0	1,213 (+8%)	18mo	$190,999	$157	58
8515 Astral Pl	0.25mi	3/2.0	1,266 (+12%)	18mo	$186,999	$148	52
8506 Astral Pl	0.28mi	3/2.0	1,266 (+12%)	18mo	$184,999	$146	51
9115 Selene Pl	0.33mi	3/2.0	1,266 (+12%)	17mo	$190,499	$150	50
9127 Selene Pl	0.32mi	3/2.0	1,266 (+12%)	18mo	$187,999	$148	49
9106 Coronal Rings	0.36mi	3/2.0	1,266 (+12%)	18mo	$198,999	$157	47
9122 Coronal Rings	0.34mi	3/2.0	1,266 (+12%)	19mo	$226,999	$179	47

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.62×
• Total profit: $-21,302
• Equity at exit: $57,620

10-year hold

• IRR: -4.5%
• Equity multiple: 0.55×
• Total profit: $-24,993
• Equity at exit: $69,248

Cash invested: $55,580 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$1,041
• Tax from tax record: −$344 /mo · $4,129/yr
• Insurance: −$83
• HOA: −$42
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-167

Break-even live

Break-even rent $1,911

Max offer price $169,081

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: $49,625
• Closing costs: $5,955
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7010 Solar Rdg San Antonio, TX	3.0	2.0	1276	$1,725	$1.35	43d	1	0.08mi
7010 Solar Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	16d	1	0.08mi
9406 Coronal Rings San Antonio, TX	3.0	2.0	1474	$1,850	$1.26	43d	1	0.18mi
8938 Solar Cv San Antonio, TX	4.0	2.0	1475	$1,595	$1.08	20d	1	0.20mi
9311 Selene Pl San Antonio, TX	3.0	2.0	1474	$1,595	$1.08	23d	1	0.21mi
9226 Selene Pl San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	4d	1	0.24mi
8815 Astral Pl San Antonio, TX	3.0	2.0	1300	$1,450	$1.12	4d	1	0.26mi
8615 Astral Pl San Antonio, TX	3.0	2.0	1450	$1,699	$1.17	43d	1	0.27mi
9126 Selene Pl San Antonio, TX	3.0	2.0	1420	$1,500	$1.06	43d	1	0.30mi
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,374	$1.39	16d	1	0.47mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	43d	1	1.03mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	16d	7	1.13mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	4d	1	1.18mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	23d	1	1.40mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	4d	1	1.41mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	12d	1	1.45mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	23d	1	1.46mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 7 events

1. 2026-02-04
   status Pending
2. 2026-01-30
   historical Active Option
3. 2025-11-15
   price $198,500
4. 2025-10-15
   listed $203,500 New
5. 2024-03-25
   soldstatus Sold 434-char remark

   Show marketing remark (434 chars)

   This Remsen single-story home has a smart layout that makes good use of the space available. There is a large open family room that features a kitchen and dining area with side yard access. In the back are three bedrooms, including the owner's suite with a private bathroom and large walk-in closet. Estimated COE Mar 2024. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

6. 2024-01-30
   status Pending 434-char remark

   Show marketing remark (434 chars)

   This Remsen single-story home has a smart layout that makes good use of the space available. There is a large open family room that features a kitchen and dining area with side yard access. In the back are three bedrooms, including the owner's suite with a private bathroom and large walk-in closet. Estimated COE Mar 2024. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

7. 2024-01-14
   listed $217,999 New 434-char remark

   Show marketing remark (434 chars)

   This Remsen single-story home has a smart layout that makes good use of the space available. There is a large open family room that features a kitchen and dining area with side yard access. In the back are three bedrooms, including the owner's suite with a private bathroom and large walk-in closet. Estimated COE Mar 2024. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $4,129 · $344/mo
• Projected year-2 tax: $4,129 · $344/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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: $20,403
• − Mortgage interest: −$11,119
• − Property taxes: −$4,129
• − Insurance: −$992
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − HOA: −$504
• − Depreciation: −$5,775
• Taxable loss: −$5,380
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $-707/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-8.9% since first listed

7 events — show timeline

• 2026-02-04 Pending — LERA
• 2026-01-30 Contingent — LERA
• 2025-11-15 Price Changed $198,500 LERA
• 2025-10-15 Listed $203,500 LERA
• 2024-03-25 Sold (MLS) — LERA
• 2024-01-30 Pending — LERA
• 2024-01-14 Listed $217,999 LERA

Property tax history

+147.7%/yr

Latest (2025): $4,129 · +87.4% YoY. Source: county tax records.