4443 Clear Spg · San Antonio, TX 78217

$175,000

4 bd · 2.0 ba · 1,511 sqft · SingleFamily public records · 135 Days on market

Built 1969 7,405 sqft lot $116/sqft · 14% below area Est $204k · 14% under

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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 +13.9/15.0
• Cash flow +8.4/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With some TLC, these 3 bedrooms, and converted garage possible 4th bedroom property could truly shine. Don't miss the chance to own in a convenient, well-located neighborhood with strong upside potential. Property is being SOLD AS IS. Schedule your showing soon and imagine the possibilities. Close to Loop 410, IH 35, Main post office, close to downtown San Antonio, or a quick trip to Austin.

Key facts

• Close to loop 410
• 7,405 sq ft lot
• Garage

Tags

• WELL-LOCATED NEIGHBORHOOD
• CLOSE TO LOOP 410
• CLOSE TO DOWNTOWN SAN ANTONIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (10.6% below list).
• Recommended offer: $148k (15.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.4%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 135 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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: property tax is 2.7% of price.
• 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 $147,557 (15.7% 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 135 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 9.3

CMA / ARV

• ARV (median comp): $204,145
• List price: $175,000
• Delta: -14.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4351 Sun Vista Ln	0.21mi	4/2.0	1,488 (-2%)	12mo	$185,499	$125	78
4435 First Vw	0.05mi	4/3.0	1,529 (+1%)	23mo	$240,000	$157	72
4415 Summer Sun	0.29mi	4/2.0	1,416 (-6%)	14mo	$229,900	$162	64
4247 Bayliss	0.69mi	3/2.0 (-1)	1,520 (+1%)	4mo	$225,000	$148	58
4355 Bright Sun	0.36mi	4/2.0	1,624 (+8%)	16mo	$234,000	$144	58
4502 Sun Gate	0.26mi	3/2.0 (-1)	1,303 (-14%)	9mo	$200,000	$153	53
9206 Kings Pt	0.65mi	4/2.0	1,622 (+7%)	15mo	$249,900	$154	45
4123 Longvale	0.58mi	3/2.0 (-1)	1,706 (+13%)	13mo	$298,000	$175	36

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: -26.6%
• Equity multiple: 0.13×
• Total profit: $-42,702
• Equity at exit: $26,093

10-year hold

• IRR: -42.4%
• Equity multiple: -0.37×
• Total profit: $-67,097
• Equity at exit: $15,131

Cash invested: $49,000 (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 78217

• Home prices YoY: -30.2%
• Rents YoY: -0.4%
• Active inventory: 133
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$918
• Tax from tax record: −$401 /mo · $4,812/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-155

Break-even live

Break-even rent $1,762

Max offer price $147,557

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	4d	1	0.04mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	23d	1	0.11mi
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	11d	1	0.27mi
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	13d	1	0.27mi
9227 Spring Dawn St San Antonio, TX	3.0	2.0	1291	$1,695	$1.31	23d	1	0.48mi
4138 Clear Spring Dr San Antonio, TX	3.0	2.0	1435	$1,650	$1.15	43d	1	0.50mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	43d	1	0.61mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	23d	1	0.61mi
4242 Bayliss St San Antonio, TX	3.0	2.0	1446	$1,725	$1.19	43d	1	0.62mi
4110 #4 Swans Lndg San Antonio, TX	3.0	3.0	1245	$1,550	$1.24	43d	1	0.63mi
4110 Swans Lndg Unit 101 San Antonio, TX	3.0	2.5	1245	$1,550	$1.24	43d	1	0.70mi
4438 Bayliss St San Antonio, TX	3.0	2.0	1320	$1,750	$1.33	17d	1	0.84mi
4035 Barrington St San Antonio, TX	4.0	4.5	2078	$2,000	$0.96	4d	1	0.84mi
11214 Center Point Rd San Antonio, TX	3.0	2.0	1180	$1,320	$1.12	43d	1	0.88mi
4411 Terra Summit Rd San Antonio, TX	3.0	2.0	1193	$1,300	$1.09	23d	1	0.94mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,789	$1.90	23d	35	0.96mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,769	$1.88	43d	38	0.96mi
2607 NE Interstate 410 Loop San Antonio, TX	3.0	1.0	1200	$1,120	$0.93	43d	1	0.99mi
4322 Vespero San Antonio, TX	3.0	2.0	1499	$1,600	$1.07	16d	1	1.00mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	1d	12	1.01mi
4426 Avenida Prima St San Antonio, TX	4.0	2.0	1144	$1,550	$1.35	23d	1	1.03mi
8731 Tradewind Dr Windcrest, TX	3.0	2.5	1750	$1,350	$0.77	14d	1	1.05mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	23d	1	1.18mi
9903 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	2d	2	1.18mi
9903 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	43d	1	1.18mi
9906 Hazy Bnd Unit 103 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	23d	1	1.19mi
9906 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	2d	1	1.19mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	14d	1	1.19mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	43d	1	1.19mi
9911 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	43d	1	1.20mi
9911 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	10d	2	1.20mi
9911 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	23d	1	1.20mi
4755 Casa Oro St San Antonio, TX	4.0	1.5	1377	$1,525	$1.11	23d	1	1.21mi
9910 Hazy Bnd Unit 1 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	23d	1	1.21mi
9910 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	20d	1	1.21mi
8800 Starcrest Dr San Antonio, TX	1.0–4.0	1.0–2.5	1196	$1,599	$1.34	2d	18	1.22mi
9919 Grove Mist Unit 4 San Antonio, TX	3.0	2.5	1360	$1,495	$1.10	23d	1	1.23mi
9919 Grove Mist Unit 104 San Antonio, TX	3.0	2.5	1300	$1,425	$1.10	7d	1	1.23mi
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	4d	1	1.23mi
9918 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1246	$1,350	$1.08	14d	1	1.23mi

Listing history 20 events

1. 2026-06-18
   days on market $175,000 Active 135 DOM
2. 2026-06-17
   days on market $175,000 Active 134 DOM
3. 2026-06-16
   days on market $175,000 Active 133 DOM
4. 2026-06-13
   days on market $175,000 Active 130 DOM
5. 2026-06-13
   days on market $175,000 Active 129 DOM
6. 2026-06-09
   days on market $175,000 Active 126 DOM
7. 2026-06-08
   days on market $175,000 Active 125 DOM
8. 2026-06-07
   days on market $175,000 Active 124 DOM
9. 2026-06-04
   days on market $175,000 Active 121 DOM
10. 2026-06-03
    days on market $175,000 Active 120 DOM
11. 2026-06-02
    days on market $175,000 Active 119 DOM
12. 2026-06-01
    days on market $175,000 Active 118 DOM
13. 2026-05-31
    days on market $175,000 Active 117 DOM
14. 2026-02-03
    listed $175,000 New 398-char remark

    Show marketing remark (398 chars)

    With some TLC, these 3 bedrooms, and converted garage possible 4th bedroom property could truly shine. Don't miss the chance to own in a convenient, well-located neighborhood with strong upside potential. Property is being SOLD AS IS. Schedule your showing soon and imagine the possibilities. Close to Loop 410, IH 35, Main post office, close to downtown San Antonio, or a quick trip to Austin.

15. 2006-12-26
    soldstatus
16. 2006-12-26
    soldstatus
17. 2006-12-21
    soldstatus 125-char remark

    Show marketing remark (125 chars)

    Great starter home or investment property on nice quiet street in mature subdivision. Walking distance to elementary school.

18. 2006-08-23
    listed $95,000 125-char remark

    Show marketing remark (125 chars)

    Great starter home or investment property on nice quiet street in mature subdivision. Walking distance to elementary school.

19. 1996-10-01
    soldstatus
20. 1984-07-01
    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: $4,812 · $401/mo
• Projected year-2 tax: $4,812 · $401/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 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,779
• − Mortgage interest: −$9,803
• − Property taxes: −$4,812
• − Insurance: −$875
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$5,091
• Taxable loss: −$4,806
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $-711/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 34,055
• Household income: $60,988
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2444.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 32% Two or more races 25% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 71% English-only · Spanish 26% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -113.03%
• Current HPI: 261.2279
• Rent YoY: ▼ -0.42%
• 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

+84.2% since first listed

7 events — show timeline

• 2026-02-03 Listed $175,000 LERA
• 2006-12-26 Sold (Public Records) — Public Records
• 2006-12-26 Sold (Public Records) — Public Records
• 2006-12-21 Sold (MLS) — LERA
• 2006-08-23 Listed $95,000 LERA
• 1996-10-01 Sold (Public Records) — Public Records
• 1984-07-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,812 · -2.9% YoY. Source: county tax records.