23026 Sandy Forest Dr · Sandy Oaks, TX 78112

$120,000

3 bd · 2.0 ba · 1,360 sqft · Land public records · 3 Days on market

Built 1995 0.49 ac lot

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.1/10.0
• Appreciation +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

Key facts

• 0.49 acre lot
• Built 1995
• Listed 3 days

Property features AI

Finance

• Other: Living area listed as 1,360
• Financial info: Lease not considered

Exterior

• Parking: No parking
• Utilities: Lot area approximately 0.49 acres
• Home design: Residential property; Built in 1995; Slab foundation
• Construction: Cement siding; Vinyl siding; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: 6 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $120k.

Deal economics

• At list price, monthly cash flow is $71 ($851/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.0% vs local median 4.2% in Sandy Oaks — 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 55/100 on livability (#1,356 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 442 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $632 of equity ($830 loan paydown + $-198 appreciation (-0.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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 3.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $231
• Equity at exit: $33,856

10-year hold

• IRR: 6.0%
• Equity multiple: 1.64×
• Total profit: $21,349
• Equity at exit: $39,917

Cash invested: $33,600 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 442
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$368 /mo · $4,422/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $71

Break-even live

Break-even rent $1,326

Max offer price $120,000

Occupancy floor 90%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23035 Opportunity Dr Elmendorf, TX	3.0	2.0	1400	$1,295	$0.93	16d	1	0.94mi
23035 Opportunity Dr Elmendorf, TX	3.0	2.0	1400	$1,295	$0.93	3d	1	0.94mi
22785 Petwood Dr San Antonio, TX	3.0	1.0	1320	$1,800	$1.36	43d	1	1.49mi

Listing history 20 events

1. 2026-05-26
   listed $120,000 Active
2. 2019-05-02
   soldstatus
3. 2015-04-30
   soldstatus Sold 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

4. 2015-04-30
   soldstatus

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

5. 2015-04-23
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

6. 2015-04-13
   status Back on Market 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

7. 2015-01-21
   status Pending 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

8. 2015-01-13
   price $55,000 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

9. 2015-01-12
   status Back on Market 331-char remark

   Show marketing remark (331 chars)

   Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

10. 2015-01-07
    historical 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

11. 2015-01-05
    status Back on Market 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

12. 2014-12-31
    historical 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

13. 2014-12-28
    price $65,000 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

14. 2014-11-26
    price $70,000 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

15. 2014-11-21
    price $74,000 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

16. 2014-11-04
    price $77,500 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

17. 2014-10-18
    price $85,000 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

18. 2014-10-16
    listed $95,000 New 331-char remark

    Show marketing remark (331 chars)

    Investor Welcome! LOCATION! LOCATION! Huge property with mature trees, Single story slab foundation 4 Bedroom 1 & Half bath utility rm inside. Master has bay window. Mechanic shop is 20 x 14 is wired electricity and plumbed. 3 sides chain link and privacy fence on one side also wheeled gate.Close to highway. Motivated Seller!

19. 2005-05-17
    soldstatus
20. 2001-04-18
    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: $4,422 · $368/mo
• Projected year-2 tax: $4,422 · $368/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 7/10 Severe 5 d/yr ≥109°F today · 15 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: $16,992
• − Mortgage interest: −$6,722
• − Property taxes: −$4,422
• − Insurance: −$600
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$3,491
• Taxable loss: −$961
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $1,081/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 of 826 in TX

Livability — Sandy Oaks

• Score: 55/100
• State rank: #1356
• US rank: #23340

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Oaks, TX
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• 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

+26.3% since first listed

20 events — show timeline

• 2026-05-26 Listed $120,000 HARMLS
• 2019-05-02 Sold (Public Records) — Public Records
• 2015-04-30 Sold (MLS) — LERA
• 2015-04-30 Sold (Public Records) — Public Records
• 2015-04-23 Pending — LERA
• 2015-04-13 Relisted — LERA
• 2015-01-21 Pending — LERA
• 2015-01-13 Price Changed $55,000 LERA
• 2015-01-12 Relisted — LERA
• 2015-01-07 Listing Removed — LERA
• 2015-01-05 Relisted — LERA
• 2014-12-31 Listing Removed — LERA
• 2014-12-28 Price Changed $65,000 LERA
• 2014-11-26 Price Changed $70,000 LERA
• 2014-11-21 Price Changed $74,000 LERA
• 2014-11-04 Price Changed $77,500 LERA
• 2014-10-18 Price Changed $85,000 LERA
• 2014-10-16 Listed $95,000 LERA
• 2005-05-17 Sold (Public Records) — Public Records
• 2001-04-18 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,422 · +4.7% YoY. Source: county tax records.