8238 Glen Boro · San Antonio, TX 78239

$99,000

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 2 Days on market

Built 1972 7,710 sqft lot Est $149k · 34% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

With simple repairs and major equity potential, this one is ready to be renovated, reimagined, or held for profit. Whether you're an investor or just hunting for a great deal, opportunities like this don't come around often.

Key facts

• 7,710 sq ft lot
• Garage
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.6% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 263 students, 92% FRL); White Middle (math 28% / reading 40%, grade F, #892 of 1,662 statewide, top 55%, 944 students, 68% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 77% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 212 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $684 of loan paydown is wiped out by about $3k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 2.7% 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 $99,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $149,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8200 Glen Lark	0.17mi	3/1.0	948 (-1%)	8mo	$82,000	$86	83
8110 Whistler	0.38mi	3/2.0	960 (+0%)	5mo	$160,000	$167	73
7306 Glen Hart	0.15mi	3/1.0	876 (-8%)	15mo	$125,000	$143	67
7227 Glen Pt	0.32mi	3/1.0	924 (-3%)	16mo	$180,000	$195	66
7307 Glen Arbor	0.52mi	3/1.5	980 (+2%)	13mo	$159,100	$162	59
7618 Glen Mdws	0.71mi	3/1.0	957 (0%)	14mo	$135,000	$141	55
7623 Glen Shire	0.64mi	3/1.0	912 (-5%)	16mo	$150,000	$164	49
6903 Neston Dr	0.65mi	2/1.0 (-1)	884 (-8%)	4mo	$114,900	$130	49
7643 Glen Shire	0.59mi	3/1.5	1,051 (+10%)	19mo	$175,000	$167	38
7207 Glen Bay	0.74mi	2/1.0 (-1)	1,024 (+7%)	14mo	$100,000	$98	37
7131 Glen Grv	0.43mi	3/2.0	1,092 (+14%)	21mo	$169,900	$156	35
7011 Glen Ledge	0.49mi	4/2.0 (+1)	1,091 (+14%)	18mo	$106,000	$97	30

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-2,281
• Equity at exit: $14,761

10-year hold

• IRR: 3.4%
• Equity multiple: 1.21×
• Total profit: $5,850
• Equity at exit: $8,560

Cash invested: $27,720 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 212
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$519
• Tax from tax record: −$220 /mo · $2,644/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $276

Break-even live

Break-even rent $988

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $332	-5% $304	+0% $276	+5% $248	+10% $220
Rent	-10% $171	-5% $224	+0% $276	+5% $329	+10% $382
Rate	-1.0pp $326	-0.5pp $302	base $276	+0.5pp $251	+1.0pp $225

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	46d	1	0.25mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$795	$1.27	1d	1	0.25mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	46d	1	0.54mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	46d	1	0.59mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	26d	1	0.61mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	4d	1	0.65mi
8439 Forest Ridge Dr San Antonio, TX	2.0	1.0	945	$1,095	$1.16	46d	1	0.67mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	10d	1	0.71mi
8406 Forest Ridge Dr San Antonio, TX	3.0	2.0	1121	$1,500	$1.34	46d	1	0.74mi
8448 Dixon Ridge Dr San Antonio, TX	2.0	1.0	800	$1,150	$1.44	6d	1	0.75mi
8416 Dixon Ridge Dr San Antonio, TX	3.0	2.0	1104	$1,225	$1.11	5d	1	0.78mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	20d	1	0.81mi
7347 Kitty Hawk Rd Converse, TX	1.0–4.0	1.0–2.0	990	$1,604	$1.62	6d	1	0.86mi
7461 Kitty Hawk Rd Converse, TX	1.0–3.0	1.0–2.0	873	$1,788	$2.05	1d	27	0.96mi
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	6d	1	1.10mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	6d	1	1.10mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	13d	1	1.11mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	26d	1	1.22mi
531 Erna Dr Converse, TX	3.0	2.0	1002	$1,350	$1.35	13d	1	1.23mi
8454 Braewick Dr San Antonio, TX	2.0	2.0	784	$900	$1.15	18d	1	1.25mi
8434 Braewick Dr San Antonio, TX	2.0	2.0	680	$900	$1.32	6d	1	1.25mi
7651 Oak Chase San Antonio, TX	3.0	3.5	1034	$1,695	$1.64	26d	1	1.28mi
8429 Braewick Dr San Antonio, TX	2.0	2.0	1088	$1,200	$1.10	4d	1	1.29mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,251	$1.19	4d	1	1.36mi
8355 Crestway Dr Unit 710 Converse, TX	2.0	2.0	865	$939	$1.09	1d	1	1.37mi
7571 Windsor Oaks San Antonio, TX	2.0	1.0	750	$695	$0.93	26d	1	1.38mi
7548 Windsor Oaks Unit 7548 San Antonio, TX	3.0	2.0	1001	$1,200	$1.20	46d	1	1.38mi
7526 Windsor Oaks Unit 7526 San Antonio, TX	2.0	1.0	730	$900	$1.23	10d	1	1.41mi
509 Meadow Frg Unit A Converse, TX	3.0	1.5	950	$925	$0.97	17d	1	1.47mi
509 Meadow Frg Unit B Converse, TX	3.0	1.0	950	$925	$0.97	17d	1	1.47mi

Listing history 7 events

1. 2026-04-20
   soldstatus
2. 2026-04-14
   soldstatus
3. 2026-03-28
   status Pending
4. 2026-03-26
   listed $99,000 New
5. 2008-02-11
   historical
6. 2008-01-04
   listed $65,000
7. 2006-02-17
   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: $2,644 · $220/mo
• Projected year-2 tax: $2,644 · $220/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 2/10 Low
• 🌡 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: $16,058
• − Mortgage interest: −$5,546
• − Property taxes: −$2,644
• − Insurance: −$495
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$2,880
• Taxable income: $1,924
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $2,855/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

+52.3% since first listed

7 events — show timeline

• 2026-04-20 Sold (Public Records) — Public Records
• 2026-04-14 Sold (Public Records) — Public Records
• 2026-03-28 Pending — LERA
• 2026-03-26 Listed $99,000 LERA
• 2008-02-11 Listing Removed — LERA
• 2008-01-04 Listed $65,000 LERA
• 2006-02-17 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,644 · +8.9% YoY. Source: county tax records.