6002 Glacier Sun · San Antonio, TX 78244

$165,000

4 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 92 Days on market

Built 1985 6,708 sqft lot Est $179k · 8% 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).

• Cash flow +14.2/30.0
• ARV discount +11.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This freshly updated home features 3 bedrooms, 2 bathrooms, and stylish laminate flooring throughout-no carpet! Enjoy a bright and spacious living room, a generous backyard perfect for entertaining or relaxing, and an oversized garage offering plenty of storage or workspace. Located in the desirable Sunrise area, this home combines comfort, functionality, and convenience.

Key facts

• Oversized garage
• Generous backyard
• 6,708 sq ft lot

Tags

• STYLISH LAMINATE FLOORING
• GENEROUS BACKYARD
• OVERSIZED GARAGE
• DESIRABLE SUNRISE AREA

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Located in the Sunrise subdivision

Exterior

• Parking: Attached 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family property; Slab entry/foundation
• Construction: Approximately 41 years old; Composition roof; Slab foundation
• Exterior features: Stucco and siding exterior

Interior

• Kitchen: Eat-in kitchen; Solid countertops; Custom cabinets; Garbage disposal
• Bedrooms: Master bedroom with walk-in closet, ceiling fan, and full bath (10 x 14); Bedroom 2 (9 x 13); Bedroom 3 (9 x 13); All bedrooms located on the lower level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity (7 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Disposal; Smoke alarm; Electric water heater; Solid countertops; Custom cabinets; City garbage service; Open floor plan; Cable TV available; High-speed internet; Telephone
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $27 ($322/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Candlewood El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 519 students, 90% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 86% FRL vs 57% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 193 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• 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 92 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $178,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6002 Glacier Sun	0.00mi	3/2.0 (-1)	1,344 (0%)	1mo	$165,000	$123	94
3717 Candleknoll Cir	0.27mi	3/2.0 (-1)	1,265 (-6%)	2mo	$188,000	$149	70
3842 Candleglenn	0.09mi	3/2.5 (-1)	1,501 (+12%)	0mo	$155,000	$103	69
5807 Summer Fest	0.64mi	4/2.0	1,352 (+1%)	2mo	$180,000	$133	67
3717 Candlecreek Ct	0.22mi	3/2.5 (-1)	1,501 (+12%)	0mo	$199,999	$133	63
6143 Lyndell Spgs	0.28mi	3/2.5 (-1)	1,501 (+12%)	1mo	$208,000	$139	60
6508 Buffalo Rnch	0.75mi	3/2.0 (-1)	1,360 (+1%)	1mo	$140,000	$103	57
3519 Candlehead Ln	0.57mi	4/2.0	1,224 (-9%)	2mo	$195,000	$159	57
4106 Alaskian Sunrise	0.26mi	3/1.0 (-1)	1,153 (-14%)	2mo	$110,000	$95	54
6011 Meadow Sunrise Dr	0.51mi	3/2.0 (-1)	1,521 (+13%)	1mo	$150,000	$99	48
4738 Georges Farm	0.69mi	3/2.0 (-1)	1,471 (+9%)	1mo	$199,500	$136	46
4727 Gavlick Farm	0.66mi	3/2.0 (-1)	1,189 (-12%)	2mo	$119,950	$101	44

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-28,585
• Equity at exit: $24,602

10-year hold

• IRR: -15.9%
• Equity multiple: 0.21×
• Total profit: $-36,635
• Equity at exit: $14,266

Cash invested: $46,200 (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

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 193
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$865
• Tax from tax record: −$349 /mo · $4,193/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $27

Break-even live

Break-even rent $1,625

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $74	+0% $27	+5% $-20	+10% $-67
Rent	-10% $-104	-5% $-39	+0% $27	+5% $92	+10% $158
Rate	-1.0pp $110	-0.5pp $69	base $27	+0.5pp $-16	+1.0pp $-59

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	0d	1	0.07mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	45d	1	0.07mi
6254 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	45d	1	0.11mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	45d	1	0.11mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	25d	1	0.16mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	25d	1	0.18mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	5d	1	0.18mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	23d	1	0.19mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	22d	1	0.19mi
3713 Candlebluff Dr San Antonio, TX	3.0	2.5	1501	$2,100	$1.40	16d	1	0.20mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	45d	1	0.20mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	4d	1	0.20mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	4d	1	0.21mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	25d	1	0.21mi
3710 Candleglenn San Antonio, TX	3.0	2.5	1582	$1,650	$1.04	5d	1	0.22mi
4047 Indian Sunrise San Antonio, TX	3.0	1.0	1089	$1,150	$1.06	45d	1	0.26mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	25d	1	0.27mi
3633 Candlebrook Ln San Antonio, TX	3.0	2.0	1621	$1,495	$0.92	25d	1	0.27mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	45d	1	0.28mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	3d	1	0.29mi
4110 Alaskian Sunrise San Antonio, TX	4.0	2.5	1360	$1,200	$0.88	0d	1	0.31mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	3d	1	0.31mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	45d	1	0.31mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	45d	1	0.33mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	25d	1	0.35mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	45d	1	0.41mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	45d	1	0.42mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	25d	1	0.43mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	22d	1	0.43mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	45d	1	0.43mi
6402 Candleview Ct San Antonio, TX	3.0	2.0	1319	$1,499	$1.14	6d	1	0.43mi
2726 Candleridge Dr San Antonio, TX	3.0	2.0	1430	$1,349	$0.94	25d	1	0.43mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	4d	1	0.44mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	6d	1	0.45mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	12d	1	0.45mi
6106 Candletree San Antonio, TX	5.0	2.5	1633	$2,600	$1.59	0d	1	0.46mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	45d	1	0.46mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,285	$1.14	0d	1	0.47mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	45d	1	0.47mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	22d	1	0.48mi

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-14
   historical Active Option
3. 2026-01-27
   listed $165,000 New
4. 2024-02-01
   soldstatus
5. 1999-03-15
   soldstatus
6. 1986-05-01
   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: $4,193 · $349/mo
• Projected year-2 tax: $4,193 · $349/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,904
• − Mortgage interest: −$9,243
• − Property taxes: −$4,193
• − Insurance: −$825
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,800
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $884/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

• 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

6 events — show timeline

• 2026-04-29 Pending — LERA
• 2026-04-14 Contingent — LERA
• 2026-01-27 Listed $165,000 LERA
• 2024-02-01 Sold (Public Records) — Public Records
• 1999-03-15 Sold (Public Records) — Public Records
• 1986-05-01 Sold (Public Records) — Public Records

Property tax history

+14.0%/yr

Latest (2025): $4,193 · -1.7% YoY. Source: county tax records.