7347 Booker Bay · San Antonio, TX 78244-2279

$169,900

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 32 Days on market

Built 2003 4,356 sqft lot Est $161k · 5% over $18/mo HOA · 1% 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).

• Cash flow +9.2/30.0
• ARV discount +5.1/15.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Nice home near much shopping and HEB and Walmart. Close to both military bases. Ceramic tile throughout. No carpet. Newer stove 2023. HVAC & Ducts replaced 2023. Updated lights in hallway and utility/laundry room. New ceiling fans in 2nd and 3rd bedrooms, new blinds throughout 2026. Large back yard. Clean and Ready for move in.

Key facts

• Newer stove
• Hvac replaced
• New ceiling fans

Tags

• CERAMIC TILE THROUGHOUT
• NEWER STOVE
• HVAC REPLACED
• UPDATED LIGHTS
• NEW CEILING FANS
• LARGE BACK YARD

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $220 annually; Association transfer fee $250; Subdivision: BRADBURY COURT

Exterior

• Security: Leased security system (pre-wired for security)
• Utilities: Water system; Electric water heater
• Home design: Pre-owned single-family home built by K B Home; Recent rehab
• Construction: Brick, siding and vinyl exterior with one-side masonry; Slab foundation; Composition roof; Approximately 23 years old
• Exterior features: Privacy fence; Mature trees; City view; Street paved with curbs, gutters and sidewalks on a city street

Interior

• Kitchen: Stove/Range; Dishwasher; Disposal
• Bedrooms: Master bedroom (lower level) with ceiling fan and full bath; Second bedroom; Third bedroom; Master bedroom dimensions approximately 13 x 11; Bedroom 2 dimensions approximately 10 x 10; Bedroom 3 dimensions approximately 10 x 10
• Flooring: Ceramic tile floors
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity; Master bath dimensions approximately 5 x 6
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Disposal; Dishwasher; Stove/Range; Smoke alarm; Leased security system (pre-wired for security); Electric water heater; Some window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection; Utility room dimensions approximately 8 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (15.9% below list).
• Recommended offer: $143k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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.
• Zoned schools: Spring Meadows El (math 12% / reading 21%, grade F, #3,946 of 4,322 statewide, top 92%, 744 students, 80% FRL); Judson H S (math 19% / reading 38%, grade F, #1,157 of 1,632 statewide, top 72%, 2,666 students, 62% FRL).
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k of equity ($1k loan paydown + $5k 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 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($165k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,920 (15.9% 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 32 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $161,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7207 Glen Pt	0.65mi	3/1.0	1,152 (-1%)	6mo	$99,000	$86	63
7322 Goya	0.61mi	3/2.0	1,156 (-0%)	12mo	$150,000	$130	57
7110 Glen Grv	0.58mi	3/2.0	1,226 (+6%)	6mo	$170,000	$139	55
7350 Rubens	0.56mi	3/2.0	1,186 (+2%)	17mo	$129,900	$110	52
7314 Montgomery Dr	0.59mi	3/2.0	1,205 (+4%)	14mo	$200,000	$166	50
7207 Glen Bay	0.31mi	2/1.0 (-1)	1,024 (-12%)	14mo	$100,000	$98	49
7659 Glen Shire	0.49mi	3/2.0	1,250 (+8%)	14mo	$199,975	$160	49
7227 Sunlit Trl	0.61mi	3/2.0	1,267 (+9%)	13mo	$140,000	$110	42
7259 Sunlit Trl	0.67mi	3/2.0	1,268 (+9%)	10mo	$210,000	$166	41
7938 Corona Rdg	0.64mi	3/2.0	1,268 (+9%)	15mo	$185,000	$146	38
7959 Pepper Trl	0.64mi	3/2.0	1,268 (+9%)	16mo	$205,000	$162	37
7107 Glen Point Dr	0.69mi	4/1.5 (+1)	1,298 (+12%)	14mo	$120,000	$92	29

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: 4.6%
• Equity multiple: 1.26×
• Total profit: $12,518
• Equity at exit: $76,394

10-year hold

• IRR: 7.7%
• Equity multiple: 2.18×
• Total profit: $55,928
• Equity at exit: $117,733

Cash invested: $47,572 (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 78244-2279

• Active inventory: 1
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$891
• Tax from tax record: −$275 /mo · $3,303/yr
• Insurance: −$71
• HOA: −$18
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-126

Break-even live

Break-even rent $1,589

Max offer price $147,656

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-78	+0% $-126	+5% $-174	+10% $-222
Rent	-10% $-239	-5% $-182	+0% $-126	+5% $-69	+10% $-13
Rate	-1.0pp $-40	-0.5pp $-83	base $-126	+0.5pp $-170	+1.0pp $-215

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	44d	1	0.05mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,485	$1.08	4d	1	0.09mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	44d	1	0.24mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	44d	1	0.27mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	3d	1	0.33mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	44d	1	0.36mi
7114 Elm Trail Dr San Antonio, TX	3.0	2.0	1332	$1,600	$1.20	44d	1	0.40mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	25d	1	0.44mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	16d	1	0.46mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.46mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	25d	1	0.47mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	4d	1	0.49mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	44d	1	0.50mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	25d	1	0.50mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	44d	1	0.53mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,251	$1.19	2d	1	0.54mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	25d	1	0.54mi
7919 Wayside Trl San Antonio, TX	3.0	2.0	1453	$1,400	$0.96	44d	1	0.55mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	5d	1	0.60mi
7135 Grassy Trl San Antonio, TX	3.0	2.0	1422	$2,000	$1.41	44d	1	0.62mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.66mi
7443 Longing Trl San Antonio, TX	3.0	2.0	1487	$1,495	$1.01	13d	1	0.67mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	21d	1	0.69mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	16d	1	0.72mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	23d	1	0.78mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,485	$1.03	4d	1	0.78mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	17d	1	0.80mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	25d	1	0.80mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	18d	1	0.81mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	25d	1	0.81mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	44d	1	0.82mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.83mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	25d	1	0.89mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	44d	1	0.91mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$2,351	$2.71	21d	10	0.99mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	25d	1	1.01mi
7027 Farm-To-Market Road 78 Unit 9204 San Antonio, TX	2.0	2.0	954	$1,780	$1.87	5d	1	1.01mi
7027 Farm to Market Road 78 Unit 710 San Antonio, TX	2.0	2.0	881	$1,123	$1.27	4d	1	1.01mi
7027 Farm to Market Road 78 Unit 14203 San Antonio, TX	2.0	1.0	881	$1,580	$1.79	4d	1	1.01mi
8304 Heights Vly Converse, TX	3.0	2.0	1249	$1,450	$1.16	16d	1	1.03mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 16 events

1. 2026-06-21
   days on market $169,900 Active 32 DOM
2. 2026-06-18
   days on market $169,900 Active 29 DOM
3. 2026-06-17
   days on market $169,900 Active 28 DOM
4. 2026-06-16
   days on market $169,900 Active 27 DOM
5. 2026-06-15
   days on market $169,900 Active 26 DOM
6. 2026-06-13
   days on market $169,900 Active 24 DOM
7. 2026-06-09
   days on market $169,900 Active 20 DOM
8. 2026-06-08
   statusdays on market $169,900 Active 19 DOM
9. 2026-06-07
   days on market $169,900 New 18 DOM
10. 2026-06-04
    days on market $169,900 New 15 DOM
11. 2026-06-03
    days on market $169,900 New 14 DOM
12. 2026-06-02
    days on market $169,900 New 13 DOM
13. 2026-06-01
    days on market $169,900 New 12 DOM
14. 2026-05-31
    days on market $169,900 New 11 DOM
15. 2026-05-21
    price $169,900
16. 2026-05-20
    listed $1,699,000 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: $3,303 · $275/mo
• Projected year-2 tax: $3,303 · $275/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: $17,150
• − Mortgage interest: −$9,517
• − Property taxes: −$3,303
• − Insurance: −$850
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − HOA: −$216
• − Depreciation: −$4,943
• Taxable loss: −$4,421
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-450/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

-90.0% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $169,900 LERA
• 2026-05-20 Listed $1,699,000 LERA

Property tax history

+13.7%/yr

Latest (2025): $3,303 · +0.2% YoY. Source: county tax records.