7267 Dark Moon · San Antonio, TX 78109

$249,900

4 bd · 2.5 ba · 2,490 sqft · SingleFamily public records · 78 Days on market

Built 2019 7,100 sqft lot $100/sqft · 16% below area Est $299k · 16% under $50/mo HOA · 2% of rent ↓ 17% since listing

---

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 +14.9/15.0
• Cash flow +7.7/30.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• Open-concept layout
• 7,100 sq ft lot
• 2 garage spots

Tags

• HORIZON POINT COMMUNITY
• CONVENIENT ACCESS TO I-10
• OPEN-CONCEPT LAYOUT
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (15.8% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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: 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: Rents soft (-1.1%/yr); 1152 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); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 78 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (11%) 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 $199,864 (20.0% 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 78 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.84% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.86%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (median comp): $299,141
• List price: $249,900
• Delta: -16.46%
• 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
7211 Capricorn	0.17mi	4/2.5	2,547 (+2%)	5mo	$289,990	$114	84
3230 Blantyre	0.36mi	4/2.5	2,477 (-0%)	4mo	$359,990	$145	80
2623 Wolf Moon	0.33mi	4/2.5	2,572 (+3%)	7mo	$359,000	$140	73
7318 Cypress Gate	0.31mi	5/3.5 (+1)	2,542 (+2%)	1mo	$369,990	$146	72
7006 Laguna Bch	0.51mi	4/2.5	2,570 (+3%)	5mo	$330,000	$128	67
2723 Seal Pointe	0.36mi	3/2.5 (-1)	2,341 (-6%)	4mo	$335,000	$143	65
3445 Meteor Night	0.45mi	4/3.5	2,743 (+10%)	0mo	$432,990	$158	58
7432 Cremorne	0.40mi	3/2.5 (-1)	2,199 (-12%)	2mo	$374,990	$171	56
7420 Cremorne	0.42mi	4/3.5	2,738 (+10%)	6mo	$399,990	$146	55
3457 Meteor Night	0.46mi	4/3.5	2,738 (+10%)	4mo	$394,990	$144	54
3437 Meteor Night	0.43mi	4/3.5	2,738 (+10%)	6mo	$419,990	$153	54
6919 Malibu Cv	0.58mi	4/2.5	2,130 (-14%)	2mo	$212,000	$100	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.08×
• Total profit: $-64,534
• Equity at exit: $37,261

10-year hold

• IRR: -48.3%
• Equity multiple: -0.47×
• Total profit: $-102,580
• Equity at exit: $21,607

Cash invested: $69,972 (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

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$481 /mo · $5,770/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-283

Break-even live

Break-even rent $2,463

Max offer price $199,864

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: $62,475
• Closing costs: $7,497
• 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	0.12mi
7111 Marina del Rey Converse, TX	4.0	2.5	2423	$1,991	$0.82	4d	1	0.20mi
7222 Lunar Eclipse Converse, TX	4.0	3.0	2816	$2,575	$0.91	1d	1	0.29mi
7046 Zuma Bch Converse, TX	3.0	2.5	2392	$2,000	$0.84	24d	1	0.35mi
2730 Brighton Park Converse, TX	4.0	3.5	2675	$2,450	$0.92	1d	1	0.38mi
7163 Lunar Eclipse Converse, TX	3.0	2.5	1935	$2,200	$1.14	10d	1	0.38mi
9010 Phoenix Path Converse, TX	5.0	3.0	2910	$2,800	$0.96	1d	1	0.40mi
3123 Saturn Path Converse, TX	3.0	2.5	1935	$1,975	$1.02	4d	1	0.44mi
7010 Daybreak Peaks San Antonio, TX	4.0	2.5	2704	$1,771	$0.65	24d	1	0.45mi
7111 Azure Waters Converse, TX	3.0	2.0	1654	$1,800	$1.09	14d	1	0.54mi
3306 Putnam Flds Converse, TX	4.0	3.0	2451	$1,995	$0.81	24d	1	0.58mi
3606 Putnam Flds Converse, TX	4.0	2.5	2486	$2,100	$0.84	43d	1	0.61mi
2715 Point Sur Converse, TX	4.0	2.5	2056	$1,785	$0.87	4d	1	0.61mi
3619 Storm Moon Converse, TX	3.0	2.0	1620	$1,695	$1.05	43d	1	0.63mi
3907 Josephs Way Converse, TX	4.0	2.5	2144	$1,719	$0.80	14d	1	0.64mi
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	2d	1	0.66mi
3515 Andromeda Way Converse, TX	4.0	2.5	2403	$2,350	$0.98	16d	1	0.67mi
3907 Josephs Run Converse, TX	4.0	2.5	2144	$1,719	$0.80	16d	1	0.68mi
2409 Key Hole Vw Converse, TX	3.0	2.0	1602	$1,600	$1.00	12d	1	0.70mi
3302 Uresti Flds Converse, TX	3.0	2.5	2451	$1,950	$0.80	4d	1	0.72mi
7426 Coral Bells Ct Converse, TX	4.0	2.5	2294	$1,731	$0.75	21d	1	0.72mi
7516 Rose Robin Run Ct Converse, TX	3.0	2.0	1612	$1,599	$0.99	4d	1	0.77mi
7528 Rose Robin Run Ct Converse, TX	3.0	2.0	1651	$1,575	$0.95	4d	1	0.78mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	21d	1	0.84mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	43d	1	0.84mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	4d	1	0.86mi
6703 Foster Flds Converse, TX	4.0	2.0	1894	$1,850	$0.98	14d	1	0.88mi
7703 Redstone Mnr Converse, TX	3.0	2.0	1656	$1,750	$1.06	24d	1	0.96mi
2338 Camberly Vw Converse, TX	4.0	3.0	2122	$1,850	$0.87	24d	1	0.99mi
6527 San Miguel Way Converse, TX	3.0	2.5	2042	$1,475	$0.72	43d	1	0.99mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	4d	1	1.06mi
4602 Echo Lake Dr San Antonio, TX	4.0	2.0	2277	$1,950	$0.86	43d	1	1.09mi
4826 Fern Lk San Antonio, TX	4.0	2.5	2016	$1,695	$0.84	3d	1	1.09mi
2610 Green Leaf Way San Antonio, TX	3.0	2.5	2003	$1,995	$1.00	11d	1	1.10mi
2631 Green Leaf Way San Antonio, TX	4.0	2.5	1918	$1,689	$0.88	24d	1	1.13mi
2635 Green Leaf Way San Antonio, TX	3.0	2.5	2344	$1,900	$0.81	24d	1	1.13mi
2615 Green Leaf Way San Antonio, TX	4.0	2.5	2707	$1,789	$0.66	2d	1	1.13mi
5223 Fawn Lk San Antonio, TX	3.0	3.0	1831	$1,750	$0.96	3d	1	1.14mi
6402 Candlewick Ct San Antonio, TX	4.0	2.5	2008	$1,790	$0.89	4d	1	1.16mi
2607 Bluff Xing San Antonio, TX	3.0	2.5	2241	$1,650	$0.74	4d	1	1.18mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 24 events

1. 2026-06-18
   days on market $249,900 Active 78 DOM
2. 2026-06-17
   days on market $249,900 Active 77 DOM
3. 2026-06-16
   days on market $249,900 Active 76 DOM
4. 2026-06-15
   statusdays on market $249,900 Active 75 DOM
5. 2026-06-13
   days on market $249,900 Price Change 73 DOM
6. 2026-06-09
   days on market $249,900 Price Change 69 DOM
7. 2026-06-08
   days on market $249,900 Price Change 68 DOM
8. 2026-06-07
   days on market $249,900 Price Change 67 DOM
9. 2026-06-04
   pricestatusdays on market $249,900 Price Change 64 DOM
10. 2026-05-06
    price $259,900 704-char remark

    Show marketing remark (704 chars)

    Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

11. 2026-04-14
    price $269,900 704-char remark

    Show marketing remark (704 chars)

    Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

12. 2026-04-14
    price $204,900 704-char remark

    Show marketing remark (704 chars)

    Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

13. 2026-04-03
    price $269,900 704-char remark

    Show marketing remark (704 chars)

    Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

14. 2026-03-18
    listed $279,900 New 704-char remark

    Show marketing remark (704 chars)

    Located in the desirable Horizon Point community with convenient access to I-10, and ideally situated between Randolph AFB and Ft. Sam Houston, this spacious 4-bedroom, 3-bath home offers both comfort and functionality. The main floor features an open-concept layout with a seamless flow between the living, dining, and kitchen areas-perfect for everyday living and entertaining. A secondary bedroom and full bath on the first floor provide an ideal space for guests or a home office. Enjoy views of the generously sized backyard from the main living areas. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

15. 2026-03-11
    historical
16. 2026-02-11
    price $279,900
17. 2026-01-10
    price $288,000
18. 2025-12-13
    price $294,900
19. 2025-11-12
    price $299,900
20. 2025-11-12
    status Back on Market
21. 2025-11-11
    historical
22. 2025-10-14
    price $308,000
23. 2025-09-15
    price $312,000
24. 2025-08-13
    listed $315,000 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: $5,770 · $481/mo
• Projected year-2 tax: $5,770 · $481/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: $25,249
• − Mortgage interest: −$13,998
• − Property taxes: −$5,770
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$600
• − Depreciation: −$7,270
• Taxable loss: −$7,679
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $-1,556/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

-17.5% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $259,900 LERA
• 2026-04-14 Price Changed $269,900 LERA
• 2026-04-14 Price Changed $204,900 LERA
• 2026-04-03 Price Changed $269,900 LERA
• 2026-03-18 Listed $279,900 LERA
• 2026-03-11 Listing Removed — LERA
• 2026-02-11 Price Changed $279,900 LERA
• 2026-01-10 Price Changed $288,000 LERA
• 2025-12-13 Price Changed $294,900 LERA
• 2025-11-12 Price Changed $299,900 LERA
• 2025-11-12 Relisted — LERA
• 2025-11-11 Listing Removed — LERA
• 2025-10-14 Price Changed $308,000 LERA
• 2025-09-15 Price Changed $312,000 LERA
• 2025-08-13 Listed $315,000 LERA

Property tax history

+40.2%/yr

Latest (2025): $5,770 · -9.7% YoY. Source: county tax records.