9542 Boxfield Rd · San Antonio, TX 78221

$198,453

3 bd · 2.0 ba · 1,245 sqft · SingleFamily · 35 Days on market

Built 2026 $159/sqft · 17% below area Est $239k · 17% under $38/mo HOA · 3% of rent

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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 +15.0/15.0
• Cash flow +6.4/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• 1% rule +1.8/10.0
• DSCR +0.7/10.0
• Rent growth +0.7/5.0

Listing remarks

This charming home offers 9-ft. first-floor ceilings and stylish finishes throughout. The kitchen features Whirlpool stainless steel appliances, Woodmont Cody 42-in. upper cabinets, a Daltile tile backsplash, extended breakfast bar, and granite countertops in Lyra. The primary bath includes an extended cabinet with knee space and a 42-in. garden tub/shower with Daltile tile surround. Decorative touches include a Carrara style entry door, Kwikset Polo interior door hardware, C. F. Advantage ceramic tile flooring in the bathrooms, kitchen, and great room, plus Shaw carpet in the bedrooms. Additional highlights include 2-in. faux wood blinds, an automatic sprinkler system, fully sodded yard, a

Key facts

• Granite countertops
• Garden tub shower
• Garage

Tags

• WOODMONT CODY UPPER CABINETS
• DALTILE TILE BACKSPLASH
• GRANITE COUNTERTOPS
• EXTENDED BREAKFAST BAR
• GARDEN TUB SHOWER
• DALTILE TILE SURROUND

Property features AI

Finance

• Financial info: Down payment assistance resource available
• HOA & community: Mandatory HOA; HOA fee $450 annually; Association transfer fee $375

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: New construction by KB Home; Slab foundation; Composition roof
• Construction: Built new (approximate age: 0)
• Exterior features: Cement fiber exterior; Community pool; Park/playground

Interior

• Kitchen: Kitchen — 10 x 9
• Bedrooms: Master bedroom (lower level) — 13 x 11; Bedroom 2 — 10 x 10; Bedroom 3 — 10 x 10
• Flooring: Carpeting; Ceramic tile flooring
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combination — 8 x 6
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Energy Star certified
• Laundry & utility: Washer connection; Dryer connection

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 $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (32.3% below list).
• Recommended offer: $134k (32.3% below list) — sets the bar for 1% rule.

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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Kingsborough Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 567 students, 88% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 31 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).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,422 (32.3% 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 35 days. Have you received any prior offers? Is the seller open to a 32% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (median comp): $239,342
• List price: $198,453
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Goodhart	0.13mi	3/2.0	1,200 (-4%)	5mo	$229,990	$192	84
9622 Nethery Ct	0.18mi	3/2.0	1,200 (-4%)	2mo	$237,990	$198	84
819 Middlebury Farms	0.15mi	3/2.0	1,412 (+13%)	2mo	$253,990	$180	69
1014 Gruma	0.31mi	3/2.0	1,358 (+9%)	2mo	$203,750	$150	68
9626 Nethery Ct	0.19mi	3/2.0	1,412 (+13%)	4mo	$252,990	$179	65
819 Sams Dr	0.46mi	4/2.0 (+1)	1,344 (+8%)	3mo	$220,000	$164	58
9942 Auger Run	0.67mi	3/2.0	1,186 (-5%)	6mo	$253,000	$213	56
9919 De Allende Path	0.60mi	3/2.0	1,156 (-7%)	6mo	$252,415	$218	56
711 Bellamy Dr	0.51mi	3/2.0	1,396 (+12%)	5mo	$279,999	$201	51
9888 Chavaneaux Lndg	0.59mi	3/2.0	1,388 (+12%)	3mo	$263,855	$190	51
9907 Chavaneaux Lndg	0.63mi	3/2.0	1,388 (+12%)	3mo	$267,195	$193	49
9939 Auger Run	0.67mi	3/2.0	1,411 (+13%)	3mo	$265,595	$188	44

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.78×
• Total profit: $-12,137
• Equity at exit: $78,581

10-year hold

• IRR: -0.5%
• Equity multiple: 0.93×
• Total profit: $-3,758
• Equity at exit: $113,393

Cash invested: $55,567 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$1,041
• Tax est. 1.5%: −$248 /mo · $2,977/yr
• Insurance: −$83
• HOA: −$38
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-348

Break-even live

Break-even rent $1,784

Max offer price $148,165

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-279	+0% $-348	+5% $-416	+10% $-485
Rent	-10% $-454	-5% $-401	+0% $-348	+5% $-294	+10% $-241
Rate	-1.0pp $-248	-0.5pp $-297	base $-348	+0.5pp $-399	+1.0pp $-451

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: $49,613
• Closing costs: $5,954
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	25d	1	0.51mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	0.66mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	0.68mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	13d	1	0.69mi
218 E Villaret Blvd San Antonio, TX	2.0	1.0	861	$1,295	$1.50	14d	1	0.81mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	18d	1	0.82mi
144 E Villaret Blvd Unit 142 San Antonio, TX	2.0	1.0	800	$995	$1.24	16d	1	0.89mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	0.89mi
144 E Villaret Blvd Unit 116 San Antonio, TX	2.0	1.0	800	$1,025	$1.28	25d	1	0.89mi
144 E Villaret Blvd Unit 148 San Antonio, TX	2.0	1.0	800	$995	$1.24	23d	1	0.89mi
144 E Villaret Blvd Unit 106 San Antonio, TX	2.0	1.0	800	$995	$1.24	45d	1	0.89mi
144 E Villaret Blvd Unit 156 San Antonio, TX	2.0	1.0	800	$995	$1.24	25d	1	0.89mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	0.90mi
8503 S Flores St San Antonio, TX	2.0	1.0	785	$1,125	$1.43	6d	1	0.92mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	0.97mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	45d	1	1.01mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	1.10mi
102 Emerald Ash Unit 710 San Antonio, TX	2.0	2.0	950	$973	$1.02	0d	1	1.11mi
218 W Villaret Blvd San Antonio, TX	2.0	1.0	864	$1,295	$1.50	16d	1	1.11mi
8237 S Flores St Unit 615 San Antonio, TX	2.0	2.0	910	$915	$1.01	16d	1	1.11mi
8237 S Flores St Unit 710 San Antonio, TX	2.0	2.0	910	$1,024	$1.13	0d	1	1.11mi
8237 S Flores St Unit 1116 San Antonio, TX	2.0	2.0	910	$1,149	$1.26	45d	1	1.11mi
8237 S Flores St San Antonio, TX	2.0	1.0	837	$989	$1.18	45d	1	1.13mi
114 Dorsey St Unit 3 San Antonio, TX	2.0	1.0	1000	$1,150	$1.15	45d	1	1.17mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	45d	1	1.17mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	45d	1	1.17mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	1.30mi
1803 Marshall Cross Unit 710 San Antonio, TX	2.0	2.0	849	$807	$0.95	18d	1	1.31mi
351 E Amber St San Antonio, TX	3.0	1.0	966	$1,390	$1.44	45d	1	1.33mi
3718 Pleasanton Rd Unit 103 San Antonio, TX	2.0	1.0	850	$995	$1.17	25d	1	1.42mi
3718 Pleasanton Rd Unit 202 San Antonio, TX	3.0	1.0	950	$1,295	$1.36	25d	1	1.42mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-21
   statusdays on market $198,453 Pending 35 DOM
2. 2026-06-18
   days on market $198,453 Active Option 34 DOM
3. 2026-06-17
   days on market $198,453 Active Option 33 DOM
4. 2026-06-16
   days on market $198,453 Active Option 32 DOM
5. 2026-06-15
   days on market $198,453 Active Option 31 DOM
6. 2026-06-13
   days on market $198,453 Active Option 29 DOM
7. 2026-06-13
   statusdays on market $198,453 Active Option 28 DOM
8. 2026-06-09
   days on market $198,453 Active 25 DOM
9. 2026-06-08
   days on market $198,453 Active 24 DOM
10. 2026-06-07
    days on market $198,453 Active 23 DOM
11. 2026-06-04
    days on market $198,453 Active 20 DOM
12. 2026-06-03
    days on market $198,453 Active 19 DOM
13. 2026-06-02
    days on market $198,453 Active 18 DOM
14. 2026-06-01
    days on market $198,453 Active 17 DOM
15. 2026-05-31
    days on market $198,453 Active 16 DOM
16. 2026-05-15
    listed $198,453 New 712-char remark
17. 2026-05-13
    listed $198,453 Active 822-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥109°F today · 16 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: $16,131
• − Mortgage interest: −$11,116
• − Property taxes: −$2,977
• − Insurance: −$992
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − HOA: −$456
• − Depreciation: −$5,773
• Taxable loss: −$7,765
• Est. tax savings @ 24.0%: +$1,864
• After-tax cash flow: $-2,307/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

2 events — show timeline

• 2026-06-12 Contingent — LERA
• 2026-05-15 Listed $198,453 LERA