526 Wimberly Blvd · San Antonio, TX 78221

$109,999

3 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 11 Days on market

Built 1963 7,927 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

Act fast on this incredible investment opportunity boasting an impressive 2240 square feet of potential, this spacious layout features 4 bedrooms, 2 bathrooms, and a converted garage that adds a massive third living room or game room to maximize your rental income or resale value. Perfect for a profitable fix and flip or a steady cash flow addition to your rental portfolio, this home is primed for cash or conventional buyers ready to pull the trigger. The property is positioned in a high demand location with rapid access to major highways, making commutes simple for future owners or tenants. It is also situated just a short drive from local military bases, ensuring a constant stream of high

Key facts

• Raw square footage
• High demand location
• Converted garage

Tags

• CONVERTED GARAGE
• THIRD LIVING ROOM
• GAME ROOM
• HIGH DEMAND LOCATION
• RAPID ACCESS TO MAJOR HIGHWAYS
• RAW SQUARE FOOTAGE

Property features AI

Finance

• HOA & community: Located in the Kingsborough Ridge subdivision

Exterior

• Parking: Attached parking (converted garage)
• Utilities: City water and sewer
• Home design: Brick and siding exterior; Faces north; Pre-owned
• Construction: Slab foundation; Composition roof; Approximately 63 years old
• Exterior features: Covered patio; Patio slab; Chain link fence; Storage shed; Mature trees; Street paved with sidewalks and streetlights; City street

Interior

• Kitchen: Eat-in kitchen (approx. 10 x 8)
• Bedrooms: Master bedroom on lower level with walk-in closet, ceiling fan, and full bath; Second bedroom approximately 12 x 10; Third bedroom approximately 10 x 9; Fourth bedroom approximately 14 x 10; Master bedroom approximately 20 x 12
• Flooring: Ceramic tile floors; Linoleum floors
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity (approx. 10 x 8)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Open floor plan; Cable TV available; High-speed internet; Some window coverings remain; 3 living areas; Separate dining room; Eat-in kitchen; 2 eating areas; Game room; Utility room inside; Converted garage; All bedrooms downstairs; Laundry on main level; Washer and dryer connections
• Laundry & utility: Utility room inside (approx. 13 x 5); Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.4% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 13 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).
• This rent runs 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($760 loan paydown + $2k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $109,999

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.40%
• Cash-on-cash: 28.95%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $293,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9610 Pleasanton Pl	0.50mi	3/2.5	2,249 (+0%)	2mo	$230,000	$102	73
9630 Pleasanton Pl	0.53mi	3/2.5	2,249 (+0%)	2mo	$230,000	$102	71
9630 Nethery Ct	0.44mi	4/3.0 (+1)	2,260 (+1%)	2mo	$308,990	$137	67
9623 Nethery Ct	0.41mi	4/3.0 (+1)	2,260 (+1%)	4mo	$299,990	$133	67
830 Middlebury Farms	0.45mi	4/2.5 (+1)	2,121 (-5%)	0mo	$277,990	$131	63
9631 Nethery Ct	0.43mi	4/2.5 (+1)	2,121 (-5%)	4mo	$289,990	$137	61
835 Tranchet Trl	0.38mi	4/2.5 (+1)	2,527 (+13%)	1mo	$317,894	$126	53
822 Bifurcate Bnd	0.41mi	3/2.5	1,908 (-15%)	1mo	$252,068	$132	53
9618 Pleasanton Ash	0.38mi	4/2.0 (+1)	1,946 (-13%)	3mo	$204,000	$105	53
918 Bull Boat Ln	0.39mi	4/2.5 (+1)	2,527 (+13%)	1mo	$296,127	$117	52
930 Bull Boat Ln	0.41mi	4/2.5 (+1)	2,527 (+13%)	2mo	$291,528	$115	50
9883 Chavaneaux Lndg	0.75mi	4/3.0 (+1)	2,396 (+7%)	2mo	$319,990	$134	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.61×
• Total profit: $49,471
• Equity at exit: $43,556

10-year hold

• IRR: 30.3%
• Equity multiple: 4.59×
• Total profit: $110,489
• Equity at exit: $62,851

Cash invested: $30,800 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $743

Break-even live

Break-even rent $962

Max offer price $109,999

Occupancy floor 56%

Sensitivity live

Price	-10% $819	-5% $781	+0% $743	+5% $705	+10% $667
Rent	-10% $593	-5% $668	+0% $743	+5% $818	+10% $893
Rate	-1.0pp $798	-0.5pp $771	base $743	+0.5pp $714	+1.0pp $685

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9403 Hinterlands Dr San Antonio, TX	3.0	2.5	2726	$2,400	$0.88	24d	1	0.11mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	18d	1	0.14mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	11d	1	0.24mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	12d	1	0.51mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	44d	1	0.51mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	24d	1	0.56mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	44d	1	0.57mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	24d	1	0.62mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	24d	1	0.77mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	24d	1	0.98mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	44d	1	0.98mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	24d	1	1.16mi
119 Langford Pl San Antonio, TX	3.0	2.0	1680	$1,600	$0.95	17d	1	1.23mi

Listing history 8 events

1. 2026-06-13
   pricestatusdays on market $109,999 Pending 11 DOM
2. 2026-06-09
   days on market $114,999 New 8 DOM
3. 2026-06-08
   days on market $114,999 New 7 DOM
4. 2026-06-07
   days on market $114,999 New 6 DOM
5. 2026-06-04
   days on market $114,999 New 3 DOM
6. 2026-06-03
   days on market $114,999 New 2 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-02
   listed $114,999 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°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: $22,832
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$3,200
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $7,087/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

1 event — show timeline

• 2026-06-01 Listed $114,999 LERA

Property tax history

+5.1%/yr

Latest (2025): $5,955 · -2.7% YoY. Source: county tax records.