7227 Marina Del Rey · San Antonio, TX 78109-3701

$250,000

4 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 332 Days on market

Built 2017 6,926 sqft lot $136/sqft · 11% below area Est $282k · 11% under $36/mo HOA · 2% 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 +12.5/15.0
• Cash flow +6.3/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.3/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Move in ready single-story three-bedroom, two-bath home in Horizon Point! This bright and spacious residence welcomes you with French doors leading to a versatile front living area perfect for a home office or formal sitting room. The open-concept layout seamlessly connects the large kitchen complete with granite countertops and abundant workspace to the dining area and family room, creating an ideal setting for both entertaining and everyday living. The primary suite is a peaceful retreat featuring a garden tub, separate shower, and private ensuite bath. Two additional generous bedrooms and a full bath provide comfort for family or guests. Step outside to a private backyard with a covered patio and privacy fence, offering the perfect space to unwind. Lovingly maintained, this home is located in a community with great amenities including a pool, playground, and soccer field. Enjoy quick access to I-10, Loop 1604, Randolph AFB, shopping, and highly rated schools-this home truly has it all!

Key facts

• Private backyard
• French doors
• Covered patio

Tags

• FRENCH DOORS
• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• PRIVATE BACKYARD
• COVERED PATIO
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (26.8% below list).
• Recommended offer: $172k (31.2% below list) — sets the bar for cash-flow.

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: schools C-, crime F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $9k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $172,101 (31.2% 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 332 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.73% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 11.4

CMA / ARV

• ARV (median comp): $281,563
• List price: $250,000
• Delta: -11.21%
• 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
7215 Capricorn Way	0.07mi	3/2.0 (-1)	1,917 (+4%)	4mo	$306,000	$160	81
7231 Lunar Eclipse	0.25mi	4/2.0	1,755 (-5%)	1mo	$284,900	$162	80
7235 Lunar Eclipse	0.24mi	4/2.0	1,751 (-5%)	3mo	$278,000	$159	79
2615 Wolf Moon	0.28mi	3/2.0 (-1)	1,885 (+2%)	1mo	$340,000	$180	77
2719 Pismo Bch	0.23mi	3/2.0 (-1)	1,794 (-2%)	6mo	$259,900	$145	75
7424 Cremorne	0.36mi	4/3.0	1,917 (+4%)	1mo	$349,990	$183	71
3404 Taurus Sky	0.61mi	4/2.0	1,895 (+3%)	2mo	$260,000	$137	65
3019 Pacific Coast	0.57mi	3/2.0 (-1)	1,654 (-10%)	1mo	$245,000	$148	51
7510 Josephs Way	0.60mi	3/2.0 (-1)	1,664 (-10%)	3mo	$209,900	$126	49
7018 Laguna Bch	0.43mi	4/3.0	2,077 (+13%)	10mo	$299,900	$144	46
7602 Powder Gorge	0.66mi	4/2.5	2,066 (+12%)	2mo	$245,000	$119	45
7110 Pisces	0.50mi	3/2.0 (-1)	1,612 (-12%)	9mo	$275,000	$171	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,156
• Equity at exit: $112,411

10-year hold

• IRR: 4.4%
• Equity multiple: 1.67×
• Total profit: $47,247
• Equity at exit: $173,238

Cash invested: $70,000 (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 78109-3701

• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$436 /mo · $5,227/yr
• Insurance: −$104
• HOA: −$36
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-441

Break-even live

Break-even rent $2,388

Max offer price $172,101

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7203 Marina del Rey Converse, TX	5.0	2.5	2311	$2,120	$0.92	19d	1	0.06mi
7111 Marina del Rey Converse, TX	4.0	2.5	2423	$1,991	$0.82	4d	1	0.16mi
3023 Laguna Clfs Converse, TX	3.0	2.0	1342	$1,650	$1.23	3d	1	0.18mi
7163 Lunar Eclipse Converse, TX	3.0	2.5	1935	$2,200	$1.14	10d	1	0.29mi
2411 Woodlake Pkwy Converse, TX	1.0–4.0	1.0–2.0	1083	$1,859	$1.72	2d	18	0.32mi
7046 Zuma Bch Converse, TX	3.0	2.5	2392	$2,000	$0.84	24d	1	0.35mi
3123 Saturn Path Converse, TX	3.0	2.5	1935	$1,975	$1.02	4d	1	0.35mi
7111 Azure Waters Converse, TX	3.0	2.0	1654	$1,800	$1.09	15d	1	0.45mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,525	$1.20	4d	1	0.48mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,550	$1.22	18d	1	0.48mi
3306 Putnam Flds Converse, TX	4.0	3.0	2451	$1,995	$0.81	24d	1	0.50mi
3606 Putnam Flds Converse, TX	4.0	2.5	2486	$2,100	$0.84	44d	1	0.52mi
3619 Storm Moon Converse, TX	3.0	2.0	1620	$1,695	$1.05	44d	1	0.54mi
2715 Point Sur Converse, TX	4.0	2.5	2056	$1,785	$0.87	4d	1	0.56mi
3515 Andromeda Way Converse, TX	4.0	2.5	2403	$2,350	$0.98	16d	1	0.58mi
3907 Josephs Way Converse, TX	4.0	2.5	2144	$1,719	$0.80	15d	1	0.59mi
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	3d	1	0.61mi
3907 Josephs Run Converse, TX	4.0	2.5	2144	$1,719	$0.80	16d	1	0.61mi
3302 Uresti Flds Converse, TX	3.0	2.5	2451	$1,950	$0.80	4d	1	0.64mi
7426 Coral Bells Ct Converse, TX	4.0	2.5	2294	$1,731	$0.75	22d	1	0.66mi
2409 Key Hole Vw Converse, TX	3.0	2.0	1602	$1,600	$1.00	12d	1	0.67mi
6941 Sunspot Converse, TX	3.0	2.0	1355	$1,240	$0.92	12d	1	0.71mi
7516 Rose Robin Run Ct Converse, TX	3.0	2.0	1612	$1,599	$0.99	4d	1	0.72mi
7528 Rose Robin Run Ct Converse, TX	3.0	2.0	1651	$1,575	$0.95	4d	1	0.72mi
3814 Pickles Way Converse, TX	3.0	2.0	1450	$1,595	$1.10	44d	1	0.75mi
6703 Foster Flds Converse, TX	4.0	2.0	1894	$1,850	$0.98	15d	1	0.79mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	22d	1	0.80mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	44d	1	0.80mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	4d	1	0.81mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	20d	1	0.85mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	11d	1	0.89mi
7703 Redstone Mnr Converse, TX	3.0	2.0	1656	$1,750	$1.06	24d	1	0.93mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	44d	1	0.95mi
2338 Camberly Vw Converse, TX	4.0	3.0	2122	$1,850	$0.87	24d	1	0.95mi
6527 San Miguel Way Converse, TX	3.0	2.5	2042	$1,475	$0.72	44d	1	0.96mi
6510 Poseidon Way Converse, TX	3.0	2.0	1408	$1,539	$1.09	3d	1	0.96mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	4d	1	0.99mi
4826 Fern Lk San Antonio, TX	4.0	2.5	2016	$1,695	$0.84	3d	1	1.01mi
4602 Echo Lake Dr San Antonio, TX	4.0	2.0	2277	$1,950	$0.86	44d	1	1.01mi
6734 Summer Fest Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	2d	8	1.02mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-18
   days on market $250,000 Active 332 DOM
2. 2026-06-17
   days on market $250,000 Active 331 DOM
3. 2026-06-16
   days on market $250,000 Active 330 DOM
4. 2026-06-15
   days on market $250,000 Active 329 DOM
5. 2026-06-13
   days on market $250,000 Active 327 DOM
6. 2026-06-09
   days on market $250,000 Active 323 DOM
7. 2026-06-08
   days on market $250,000 Active 322 DOM
8. 2026-06-07
   days on market $250,000 Active 321 DOM
9. 2026-06-04
   days on market $250,000 Active 318 DOM
10. 2026-06-03
    days on market $250,000 Active 317 DOM
11. 2026-06-02
    days on market $250,000 Active 316 DOM
12. 2026-06-01
    days on market $250,000 Active 315 DOM
13. 2026-05-31
    days on market $250,000 Active 314 DOM
14. 2025-12-30
    price $250,000 1003-char remark

    Show marketing remark (1003 chars)

    Move in ready single-story three-bedroom, two-bath home in Horizon Point! This bright and spacious residence welcomes you with French doors leading to a versatile front living area perfect for a home office or formal sitting room. The open-concept layout seamlessly connects the large kitchen complete with granite countertops and abundant workspace to the dining area and family room, creating an ideal setting for both entertaining and everyday living. The primary suite is a peaceful retreat featuring a garden tub, separate shower, and private ensuite bath. Two additional generous bedrooms and a full bath provide comfort for family or guests. Step outside to a private backyard with a covered patio and privacy fence, offering the perfect space to unwind. Lovingly maintained, this home is located in a community with great amenities including a pool, playground, and soccer field. Enjoy quick access to I-10, Loop 1604, Randolph AFB, shopping, and highly rated schools-this home truly has it all!

15. 2025-10-24
    price $260,000 1003-char remark

    Show marketing remark (1003 chars)

    Move in ready single-story three-bedroom, two-bath home in Horizon Point! This bright and spacious residence welcomes you with French doors leading to a versatile front living area perfect for a home office or formal sitting room. The open-concept layout seamlessly connects the large kitchen complete with granite countertops and abundant workspace to the dining area and family room, creating an ideal setting for both entertaining and everyday living. The primary suite is a peaceful retreat featuring a garden tub, separate shower, and private ensuite bath. Two additional generous bedrooms and a full bath provide comfort for family or guests. Step outside to a private backyard with a covered patio and privacy fence, offering the perfect space to unwind. Lovingly maintained, this home is located in a community with great amenities including a pool, playground, and soccer field. Enjoy quick access to I-10, Loop 1604, Randolph AFB, shopping, and highly rated schools-this home truly has it all!

16. 2025-07-21
    listed $275,000 New 1003-char remark

    Show marketing remark (1003 chars)

    Move in ready single-story three-bedroom, two-bath home in Horizon Point! This bright and spacious residence welcomes you with French doors leading to a versatile front living area perfect for a home office or formal sitting room. The open-concept layout seamlessly connects the large kitchen complete with granite countertops and abundant workspace to the dining area and family room, creating an ideal setting for both entertaining and everyday living. The primary suite is a peaceful retreat featuring a garden tub, separate shower, and private ensuite bath. Two additional generous bedrooms and a full bath provide comfort for family or guests. Step outside to a private backyard with a covered patio and privacy fence, offering the perfect space to unwind. Lovingly maintained, this home is located in a community with great amenities including a pool, playground, and soccer field. Enjoy quick access to I-10, Loop 1604, Randolph AFB, shopping, and highly rated schools-this home truly has it all!

17. 2024-12-06
    historical
18. 2024-07-18
    listed $300,000 New
19. 2021-06-30
    soldstatus Sold
20. 2021-06-30
    soldstatus
21. 2021-06-04
    status Pending SB
22. 2021-05-28
    historical Active Option
23. 2021-05-21
    listed $254,000 New
24. 2018-01-11
    soldstatus Sold
25. 2017-12-01
    status Pending
26. 2017-11-18
    price $221,040
27. 2017-11-10
    price $219,540
28. 2017-11-02
    price $222,540
29. 2017-08-22
    price $224,540
30. 2017-08-17
    listed $226,540 New

ⓘ 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: $5,227 · $436/mo
• Projected year-2 tax: $5,227 · $436/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,961
• − Mortgage interest: −$14,004
• − Property taxes: −$5,227
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$432
• − Depreciation: −$7,273
• Taxable loss: −$9,738
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-2,955/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+10.4% since first listed

17 events — show timeline

• 2025-12-30 Price Changed $250,000 LERA
• 2025-10-24 Price Changed $260,000 LERA
• 2025-07-21 Listed $275,000 LERA
• 2024-12-06 Listing Removed — LERA
• 2024-07-18 Listed $300,000 LERA
• 2021-06-30 Sold (MLS) — LERA
• 2021-06-30 Sold (Public Records) — Public Records
• 2021-06-04 Pending — LERA
• 2021-05-28 Contingent — LERA
• 2021-05-21 Listed $254,000 LERA
• 2018-01-11 Sold (MLS) — LERA
• 2017-12-01 Pending — LERA
• 2017-11-18 Price Changed $221,040 LERA
• 2017-11-10 Price Changed $219,540 LERA
• 2017-11-02 Price Changed $222,540 LERA
• 2017-08-22 Price Changed $224,540 LERA
• 2017-08-17 Listed $226,540 LERA

Property tax history

+34.5%/yr

Latest (2025): $5,227 · -7.5% YoY. Source: county tax records.