14640 Sweet Clover · San Antonio, TX 78253

$259,000

3 bd · 2.5 ba · 1,923 sqft · SingleFamily public records · 58 Days on market

Built 2022 4,748 sqft lot $135/sqft · 13% below area Est $299k · 13% under $36/mo HOA · 2% of rent ↓ 20% since listing

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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 +13.5/15.0
• Cash flow +7.9/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 14640 Sweet Clover, a 2022-built home in Talley Fields that brings together modern style, smart separation of space, and low-maintenance living. With a new roof replaced in 2025, this home offers an added layer of value and peace of mind that buyers will appreciate. Downstairs features wood-look porcelain tile flooring, a bright open-concept layout, and an island kitchen with granite countertops, white cabinets, and great flow into the living room, making it ideal for daily living and entertaining alike. A convenient half bath near the foyer is perfectly placed for guests. Upstairs, all bedrooms and the laundry room are thoughtfully grouped together, creating privacy and keeping the entertaining space separate from the sleeping quarters. The extended covered patio adds a great outdoor hangout space, while the smaller yard keeps maintenance simple and manageable. Located near Potranco, Talley Rd, Highway 211, the new H-E-B, shopping, dining, and area conveniences, this home also offers easy access to Medina Lake and the Hill Country for a quick weekend escape. A strong fit for renters that are ready to own their own home finally or even military buyers, or truly anyone wanting a newer home with a practical layout and move-in-ready appeal.

Key facts

• Island kitchen
• New roof
• 4,748 sq ft lot

Tags

• NEW ROOF
• ISLAND KITCHEN
• EXTENDED COVERED PATIO
• EASY ACCESS TO MEDINA LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (28.6% below list).
• Recommended offer: $185k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.1%/yr); 697 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); 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 $8k 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 58 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $184,801 (28.6% 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 58 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (median comp): $299,184
• List price: $259,000
• Delta: -13.43%
• 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
7506 Guadalupe Peak	0.20mi	3/2.5	1,848 (-4%)	2mo	$245,000	$133	82
14744 Sweet Clover	0.12mi	3/2.5	1,800 (-6%)	4mo	$309,990	$172	81
14760 Sweet Clover	0.15mi	3/2.5	2,120 (+10%)	1mo	$352,015	$166	75
7514 Cheetah Pass	0.27mi	3/2.5	1,826 (-5%)	5mo	$279,990	$153	75
7513 Corral Smt	0.35mi	3/2.5	1,826 (-5%)	3mo	$279,990	$153	72
15009 Wildcat Basin	0.34mi	3/2.5	2,121 (+10%)	1mo	$310,990	$147	66
14803 Sweet Clover	0.17mi	3/2.0	1,694 (-12%)	5mo	$324,990	$192	66
7537 Corral Smt	0.35mi	3/2.5	2,121 (+10%)	2mo	$299,990	$141	65
14747 Sweet Clover	0.13mi	4/3.0 (+1)	2,168 (+13%)	5mo	$334,990	$155	62
14918 House Wren Fall	0.49mi	4/2.0 (+1)	2,003 (+4%)	6mo	$286,648	$143	59
14718 Grey Egret	0.49mi	3/2.0	1,678 (-13%)	1mo	$270,000	$161	53
14755 Grey Egret Run	0.57mi	4/3.0 (+1)	2,069 (+8%)	3mo	$324,500	$157	51

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: -27.2%
• Equity multiple: 0.11×
• Total profit: $-64,729
• Equity at exit: $38,618

10-year hold

• IRR: -39.7%
• Equity multiple: -0.37×
• Total profit: $-99,649
• Equity at exit: $22,394

Cash invested: $72,520 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 697
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$108
• HOA: −$36
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-272

Break-even live

Break-even rent $2,193

Max offer price $210,915

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-199	+0% $-272	+5% $-346	+10% $-419
Rent	-10% $-418	-5% $-345	+0% $-272	+5% $-199	+10% $-126
Rate	-1.0pp $-142	-0.5pp $-206	base $-272	+0.5pp $-339	+1.0pp $-408

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7410 Boa Holw San Antonio, TX	3.0	2.0	1536	$1,789	$1.16	15d	1	0.17mi
14523 Bonito Loop San Antonio, TX	3.0	2.0	1604	$1,700	$1.06	18d	1	0.18mi
7435 Guadalupe Peak San Antonio, TX	3.0	2.0	1402	$1,769	$1.26	44d	1	0.20mi
14755 Maple Ter San Antonio, TX	3.0	2.5	1484	$1,750	$1.18	17d	1	0.24mi
14685 Maple Ter San Antonio, TX	3.0	2.5	1605	$1,799	$1.12	44d	1	0.24mi
14644 Maple Ter San Antonio, TX	3.0	2.5	1826	$1,799	$0.99	44d	1	0.25mi
14374 Palm Rdg San Antonio, TX	3.0	2.0	1405	$1,750	$1.25	24d	1	0.27mi
7518 Boa Holw San Antonio, TX	3.0	2.0	1412	$1,795	$1.27	24d	1	0.28mi
7535 Guadalupe Peak San Antonio, TX	3.0	2.5	1485	$1,450	$0.98	5d	1	0.29mi
14338 Palm Rdg San Antonio, TX	3.0	2.5	1826	$1,779	$0.97	44d	1	0.30mi
7404 Cottontail Clf San Antonio, TX	4.0	2.5	2338	$1,950	$0.83	4d	1	0.33mi
14319 Palm Rdg San Antonio, TX	3.0	2.0	1412	$1,769	$1.25	15d	1	0.34mi
7439 Corral Smt San Antonio, TX	3.0	2.0	1662	$1,745	$1.05	44d	1	0.34mi
7438 Asp Pt San Antonio, TX	3.0	2.0	1412	$1,749	$1.24	15d	1	0.36mi
14303 Palm Rdg Unit 3294 San Antonio, TX	3.0	2.0	1412	$1,711	$1.21	3d	1	0.36mi
14537 Flatiron Clf San Antonio, TX	4.0	3.5	2501	$2,500	$1.00	15d	1	0.41mi
14311 Gila Xing San Antonio, TX	4.0	3.0	1912	$1,850	$0.97	24d	1	0.45mi
7510 Fishbowl Ln San Antonio, TX	4.0	2.5	1650	$1,950	$1.18	24d	1	0.48mi
7530 Fishbowl Ln San Antonio, TX	4.0	2.5	1650	$1,950	$1.18	24d	1	0.50mi
14511 Gecko Lndg San Antonio, TX	3.0	2.0	1601	$1,895	$1.18	13d	1	0.50mi
14511 Gecko Lndg San Antonio, TX	3.0	2.0	1601	$1,995	$1.25	2d	1	0.50mi
7810 Asp Pt San Antonio, TX	4.0	3.0	1912	$1,900	$0.99	5d	1	0.50mi
14371 Gunsight Pass San Antonio, TX	3.0	2.0	1662	$1,769	$1.06	44d	1	0.52mi
14367 Gunsight Pass San Antonio, TX	3.0	2.0	1402	$1,689	$1.20	24d	1	0.52mi
14477 Gunsight Pass San Antonio, TX	3.0	2.5	1851	$1,950	$1.05	15d	1	0.53mi
14347 Gunsight Pass San Antonio, TX	3.0	2.5	1826	$1,789	$0.98	44d	1	0.53mi
14339 Gunsight Pass San Antonio, TX	4.0	3.0	1912	$2,099	$1.10	24d	1	0.54mi
14303 Gunsight Pass San Antonio, TX	3.0	2.0	1587	$1,750	$1.10	24d	1	0.57mi
14303 Gunsight Pass San Antonio, TX	3.0	2.0	1587	$1,850	$1.17	44d	1	0.57mi
15620 Bonito Loop San Antonio, TX	3.0	2.0	1605	$1,685	$1.05	5d	1	0.59mi
14715 Gecko Lndg San Antonio, TX	3.0	2.0	2381	$1,897	$0.80	44d	1	0.61mi
7806 Rock Wren Fall San Antonio, TX	3.0	2.0	1548	$1,625	$1.05	5d	1	0.73mi
7003 Anacua Crk San Antonio, TX	3.0–4.0	2.0–3.0	1902	$1,698	$0.89	4d	8	0.92mi
15035 Homing Mdw San Antonio, TX	4.0	2.5	1745	$1,850	$1.06	24d	1	1.07mi
15214 Ohare Lndg San Antonio, TX	4.0	2.5	2563	$2,175	$0.85	4d	1	1.12mi
15321 Sherwin Oak San Antonio, TX	3.0	2.5	1773	$1,700	$0.96	44d	1	1.15mi
7915 Bonsai Bay San Antonio, TX	3.0	2.5	2088	$1,795	$0.86	44d	1	1.19mi
15223 Liberty Sta San Antonio, TX	3.0	2.0	1549	$1,795	$1.16	21d	1	1.25mi
15223 Liberty Sta San Antonio, TX	3.0	2.0	1549	$1,850	$1.19	44d	1	1.25mi
14803 Brandy Bnd San Antonio, TX	4.0	2.5	1943	$1,950	$1.00	3d	1	1.35mi

HOA detail

• Monthly dues: $36 · $432/yr

Listing history 20 events

1. 2026-06-18
   days on market $259,000 Active 58 DOM
2. 2026-06-17
   days on market $259,000 Active 57 DOM
3. 2026-06-16
   days on market $259,000 Active 56 DOM
4. 2026-06-15
   statusdays on market $259,000 Active 55 DOM
5. 2026-06-13
   days on market $259,000 Price Change 53 DOM
6. 2026-06-09
   days on market $259,000 Price Change 49 DOM
7. 2026-06-08
   days on market $259,000 Price Change 48 DOM
8. 2026-06-07
   pricestatusdays on market $259,000 Price Change 47 DOM
9. 2026-06-04
   days on market $265,000 Active 44 DOM
10. 2026-06-03
    days on market $265,000 Active 43 DOM
11. 2026-06-02
    days on market $265,000 Active 42 DOM
12. 2026-06-02
    days on market $265,000 Active 41 DOM
13. 2026-05-31
    days on market $265,000 Active 40 DOM
14. 2026-04-21
    listed $265,000 New 1277-char remark

    Show marketing remark (1277 chars)

    Welcome to 14640 Sweet Clover, a 2022-built home in Talley Fields that brings together modern style, smart separation of space, and low-maintenance living. With a new roof replaced in 2025, this home offers an added layer of value and peace of mind that buyers will appreciate. Downstairs features wood-look porcelain tile flooring, a bright open-concept layout, and an island kitchen with granite countertops, white cabinets, and great flow into the living room, making it ideal for daily living and entertaining alike. A convenient half bath near the foyer is perfectly placed for guests. Upstairs, all bedrooms and the laundry room are thoughtfully grouped together, creating privacy and keeping the entertaining space separate from the sleeping quarters. The extended covered patio adds a great outdoor hangout space, while the smaller yard keeps maintenance simple and manageable. Located near Potranco, Talley Rd, Highway 211, the new H-E-B, shopping, dining, and area conveniences, this home also offers easy access to Medina Lake and the Hill Country for a quick weekend escape. A strong fit for renters that are ready to own their own home finally or even military buyers, or truly anyone wanting a newer home with a practical layout and move-in-ready appeal.

15. 2026-03-30
    historical
16. 2025-12-01
    listed $298,000 New
17. 2025-12-01
    historical
18. 2025-11-13
    listed $299,900 New
19. 2025-09-26
    historical
20. 2025-07-13
    listed $330,000 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: $2,760 · $230/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$1,980/yr (+$165/mo · 71.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $22,176
• − Mortgage interest: −$14,508
• − Property taxes: −$2,760
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − HOA: −$432
• − Depreciation: −$7,535
• Taxable loss: −$7,901
• Est. tax savings @ 24.0%: +$1,896
• After-tax cash flow: $-1,370/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

-19.7% since first listed

7 events — show timeline

• 2026-04-21 Listed $265,000 LERA
• 2026-03-30 Listing Removed — LERA
• 2025-12-01 Listing Removed — LERA
• 2025-12-01 Listed $298,000 LERA
• 2025-11-13 Listed $299,900 LERA
• 2025-09-26 Listing Removed — LERA
• 2025-07-13 Listed $330,000 LERA

Property tax history

+39.9%/yr

Latest (2025): $2,760 · -58.5% YoY. Source: county tax records.