1 Towers Park Ln #1803 · San Antonio, TX 78209

$25,000

1 bd · 1.0 ba · 688 sqft · SingleFamily public records · 367 Days on market

Built 1988 $36/sqft · 52% below area $2292/mo HOA · 195% of rent ↓ 47% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular "A" Floor Plan Condo on the 18th Floor - Move-In Ready! Step into luxury living with this beautifully maintained high-rise condo. The stunning kitchen is outfitted with granite countertops, tile finishes, and modern cabinetry. Rich wood floors flow throughout the space, complemented by updated lighting, ceiling fans, and a fabulous walk-in shower. Fresh NEW interior paint makes this unit feel brand new! Enjoy breathtaking views from your private balcony on the 18th floor. Located in The Towers, a prestigious 55+ community, this home offers resort-style amenities included in your monthly fee, such as: Valet service: assistance with parking and carrying items to your unit Covered parking garage Co-Op maintained HVAC system (owned & serviced for you) Cable TV, high-speed Wi-Fi, water, and trash services This is true lock-and-leave convenience in a vibrant, active adult community. Don't miss your chance to live in comfort and style-schedule your tour today!

Key facts

• $2,292 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate -68.3% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Lamar El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 297 students, 72% FRL, charter); Edison H S (math 14% / reading 24%, grade F, #1,431 of 1,632 statewide, top 88%, 1,329 students, 90% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 373 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent is only 16% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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

• It's been on market 367 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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

• Watch-outs: HOA is 195% of rent.
• Climate carrying-cost: 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 $22,000 (12.0% 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 367 days. Have you received any prior offers? Is the seller open to a 12% 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: 4.69% ✓
• Cap rate: -68.35%
• Cash-on-cash: -266.58%
• DSCR: -10.86
• GRM: 1.8

CMA / ARV

• ARV (median comp): $52,296
• List price: $25,000
• Delta: -52.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -14.01×
• Total profit: $-105,092
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: -31.36×
• Total profit: $-226,487
• Equity at exit: $2,162

Cash invested: $7,000 (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 78209

• Rents YoY: -1.0%
• Active inventory: 373
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$131
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$10
• HOA: −$2,292
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-1,555

Break-even live

Break-even rent $3,141

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,541	-5% $-1,548	+0% $-1,555	+5% $-1,562	+10% $-1,569
Rent	-10% $-1,648	-5% $-1,601	+0% $-1,555	+5% $-1,509	+10% $-1,462
Rate	-1.0pp $-1,542	-0.5pp $-1,549	base $-1,555	+0.5pp $-1,562	+1.0pp $-1,568

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Towers Park Ln San Antonio, TX	1.0–2.0	1.0–2.0	1064	$1,600	$1.50	0d	4	0.01mi
1 Towers Park Ln #1004 San Antonio, TX	1.0	1.0	688	$2,700	$3.92	0d	1	0.01mi
1103 Harry Wurzbach Rd San Antonio, TX	1.0–2.0	1.0–2.0	1264	$850	$0.67	16d	6	0.57mi
307 Victor St San Antonio, TX	2.0	1.0	612	$1,000	$1.63	25d	1	0.89mi
805 Eleanor Ave Unit B San Antonio, TX	1.0	1.0	500	$745	$1.49	45d	1	0.94mi
504 Elmhurst Ave #3 San Antonio, TX	1.0	1.0	612	$850	$1.39	6d	1	0.95mi
209 Victor St San Antonio, TX	1.0–2.0	1.0	620	$575	$0.93	25d	2	0.95mi
801 Eleanor Ave San Antonio, TX	1.0	1.0	500	$745	$1.49	45d	1	0.96mi
119 Andrews San Antonio, TX	2.0	1.0	750	$1,725	$2.30	0d	1	0.96mi
208 Victor St Unit 13 San Antonio, TX	1.0	1.0	545	$575	$1.06	19d	1	0.98mi
216 Lucas St Unit 8 San Antonio, TX	1.0	1.0	565	$800	$1.42	45d	1	0.99mi
152 Harrigan Ct Unit 6 Alamo Heights, TX	1.0	1.0	750	$1,230	$1.64	45d	1	1.01mi
152 Harrigan Ct Unit 2 Alamo Heights, TX	1.0	1.0	750	$1,250	$1.67	6d	1	1.01mi
451 Natalen Ave Unit 3101 San Antonio, TX	1.0	1.0	400	$940	$2.35	23d	1	1.09mi
451 Natalen Ave Apt 1201 San Antonio, TX	1.0	1.0	400	$950	$2.38	4d	1	1.09mi
539 Eleanor Ave Apt 305 San Antonio, TX	—	1.0	450	$1,061	$2.36	45d	1	1.15mi
539 Eleanor Ave San Antonio, TX	2.0	1.0	615	$1,180	$1.92	6d	2	1.15mi
240 Claremont Ave San Antonio, TX	1.0	1.0	700	$1,300	$1.86	14d	1	1.22mi
218 Claremont Ave Unit 4 San Antonio, TX	1.0	1.0	700	$895	$1.28	14d	1	1.26mi
455 Eleanor Ave Unit 1 San Antonio, TX	1.0	1.0	624	$850	$1.36	25d	1	1.28mi
101 Arcadia Pl San Antonio, TX	1.0	1.0	602	$900	$1.50	45d	1	1.28mi
133 Parland Pl #3 San Antonio, TX	1.0	1.0	710	$950	$1.34	6d	1	1.32mi
308 Natalen Ave Unit C San Antonio, TX	1.0	1.0	675	$1,075	$1.59	45d	1	1.32mi
308 Natalen Ave Unit D San Antonio, TX	—	1.0	400	$775	$1.94	45d	1	1.32mi
5441 N New Braunfels Ave Alamo Heights, TX	1.0	1.0	662	$975	$1.47	45d	1	1.33mi
417 Eleanor Ave Unit 2 San Antonio, TX	—	1.0	550	$800	$1.45	45d	1	1.36mi
514 Bee St San Antonio, TX	2.0	1.0	672	$895	$1.33	45d	1	1.37mi
512 Bee St San Antonio, TX	2.0	1.0	672	$845	$1.26	25d	1	1.37mi
5500 Broadway San Antonio, TX	3.0	1.0–2.0	1059	$2,258	$2.13	0d	14	1.43mi
211 Natalen Ave Unit 210 San Antonio, TX	1.0	1.0	675	$770	$1.14	45d	1	1.44mi
211 Natalen Ave Unit 204 San Antonio, TX	1.0	1.0	659	$820	$1.24	45d	1	1.44mi
3714 Binz Engleman Rd San Antonio, TX	1.0–3.0	1.0–2.0	955	$899	$0.94	16d	16	1.44mi
1315 E Mulberry Ave Apt 17 San Antonio, TX	1.0	1.0	700	$1,050	$1.50	6d	1	1.45mi
218 Natalen Ave San Antonio, TX	1.0	1.0	500	$975	$1.95	4d	1	1.46mi
340 Montclair St San Antonio, TX	1.0	1.0	720	$980	$1.36	25d	1	1.46mi
215 Eleanor Ave #2 San Antonio, TX	1.0	1.0	650	$1,195	$1.84	25d	1	1.47mi
1235 E Mulberry Ave San Antonio, TX	2.0	1.0–2.0	914	$2,272	$2.48	0d	29	1.49mi

HOA detail

• Monthly dues: $2,292 · $27,504/yr
• Likely covers: watertrashinternetcable

Listing history 22 events

1. 2026-06-21
   days on market $25,000 Active 367 DOM
2. 2026-06-18
   days on market $25,000 Active 364 DOM
3. 2026-06-17
   days on market $25,000 Active 363 DOM
4. 2026-06-16
   days on market $25,000 Active 362 DOM
5. 2026-06-15
   days on market $25,000 Active 361 DOM
6. 2026-06-13
   days on market $25,000 Active 359 DOM
7. 2026-06-09
   days on market $25,000 Active 355 DOM
8. 2026-06-08
   days on market $25,000 Active 354 DOM
9. 2026-06-07
   days on market $25,000 Active 353 DOM
10. 2026-06-04
    days on market $25,000 Active 350 DOM
11. 2026-06-03
    days on market $25,000 Active 349 DOM
12. 2026-06-02
    days on market $25,000 Active 348 DOM
13. 2026-06-01
    days on market $25,000 Active 347 DOM
14. 2026-05-31
    days on market $25,000 Active 346 DOM
15. 2025-06-19
    listed $25,000 New 1001-char remark

    Show marketing remark (1001 chars)

    Spectacular "A" Floor Plan Condo on the 18th Floor - Move-In Ready! Step into luxury living with this beautifully maintained high-rise condo. The stunning kitchen is outfitted with granite countertops, tile finishes, and modern cabinetry. Rich wood floors flow throughout the space, complemented by updated lighting, ceiling fans, and a fabulous walk-in shower. Fresh NEW interior paint makes this unit feel brand new! Enjoy breathtaking views from your private balcony on the 18th floor. Located in The Towers, a prestigious 55+ community, this home offers resort-style amenities included in your monthly fee, such as: Valet service: assistance with parking and carrying items to your unit Covered parking garage Co-Op maintained HVAC system (owned & serviced for you) Cable TV, high-speed Wi-Fi, water, and trash services This is true lock-and-leave convenience in a vibrant, active adult community. Don't miss your chance to live in comfort and style-schedule your tour today!

16. 2021-08-27
    soldstatus Sold 1589-char remark

    Show marketing remark (1589 chars)

    A charming oasis in a desirable high rise luxury community. This unit is situated on the 18th floor. Enjoy a scenic view from your very own private balcony. The kitchen and bathroom has been gorgeously updated with polished linear mosaic glass tile and stone counter tops*Custom built kitchen cabinets*stainless steel appliances* Hunter Douglas custom window coverings* upgraded fixtures* The vibe is very modern and move in ready! This unit is a must see! Schedule your Tour Today! www.thetowerslife.com Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a life of luxury with the services and amenities that we offer. Schedule a tour today! www.thetowerslife.com

17. 2021-08-11
    historical Active Option 1589-char remark

    Show marketing remark (1589 chars)

    A charming oasis in a desirable high rise luxury community. This unit is situated on the 18th floor. Enjoy a scenic view from your very own private balcony. The kitchen and bathroom has been gorgeously updated with polished linear mosaic glass tile and stone counter tops*Custom built kitchen cabinets*stainless steel appliances* Hunter Douglas custom window coverings* upgraded fixtures* The vibe is very modern and move in ready! This unit is a must see! Schedule your Tour Today! www.thetowerslife.com Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a life of luxury with the services and amenities that we offer. Schedule a tour today! www.thetowerslife.com

18. 2020-10-19
    listed $62,500 New 1589-char remark

    Show marketing remark (1589 chars)

    A charming oasis in a desirable high rise luxury community. This unit is situated on the 18th floor. Enjoy a scenic view from your very own private balcony. The kitchen and bathroom has been gorgeously updated with polished linear mosaic glass tile and stone counter tops*Custom built kitchen cabinets*stainless steel appliances* Hunter Douglas custom window coverings* upgraded fixtures* The vibe is very modern and move in ready! This unit is a must see! Schedule your Tour Today! www.thetowerslife.com Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a life of luxury with the services and amenities that we offer. Schedule a tour today! www.thetowerslife.com

19. 2016-03-08
    soldstatus Sold
20. 2016-02-24
    status Pending
21. 2016-01-27
    listed $47,500 New
22. 1994-06-01
    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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°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: $14,070
• − Mortgage interest: −$1,400
• − Property taxes: −$574
• − Insurance: −$125
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$27,504
• − Depreciation: −$727
• Taxable loss: −$18,511
• Est. tax savings @ 24.0%: +$4,443
• After-tax cash flow: $-14,218/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): 43,400
• Household income: $86,514
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1480.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% Tagalog/Filipino 0%

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: ▼ -386.19%
• Current HPI: 251.5759
• Rent YoY: ▼ -1.04%
• 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

-47.4% since first listed

8 events — show timeline

• 2025-06-19 Listed $25,000 LERA
• 2021-08-27 Sold (MLS) — LERA
• 2021-08-11 Contingent — LERA
• 2020-10-19 Listed $62,500 LERA
• 2016-03-08 Sold (MLS) — LERA
• 2016-02-24 Pending — LERA
• 2016-01-27 Listed $47,500 LERA
• 1994-06-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $574 · -31.8% YoY. Source: county tax records.