5302 War Cloud Dr · San Antonio, TX 78242

$95,000

3 bd · 1.0 ba · 1,210 sqft · SingleFamily public records · 24 Days on market

Built 1971 5,662 sqft lot $79/sqft · 37% below area Est $151k · 37% 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 +28.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

EXTREME MAKEOVER repairs complete This home ready for move-in. New central a/c and heat, flooring, H20 heater, counter tops, light and plumbing fixtures. Including 4 ceiling fans. Washer/Dryer inside utilities Outside a/c unit installed immediately before closing. SQ.FT. approx.1210 per owner. (converted garage)

Key facts

• Laundry connections
• Tuff shed
• Converted garage

Tags

• CENTRAL AIR SYSTEM
• LAUNDRY CONNECTIONS
• CONVERTED GARAGE
• ENTIRE LOT FENCED
• TUFF SHED

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Located in the Indian Creek subdivision

Exterior

• Parking: Converted garage
• Utilities: Sewer service
• Home design: Pre-owned single-family residence; Approximate age 55 years
• Construction: Asbestos shingle exterior; Rock/stone veneer; Slab foundation; Composition roof
• Exterior features: Chain link fence; Storage building / shed; Sidewalks; Level lot

Interior

• Kitchen: Stove/Range; Kitchen approximately 14 x 12
• Bedrooms: Master bedroom on lower level (12 x 12); Bedroom 2 (12 x 10); Bedroom 3 (12 x 12)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Gas cooking; Gas water heater; City garbage service; Utility room inside; Converted garage; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Indian Creek El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 442 students, 95% FRL); Sharon Christa Mcauliffe Middle (math 12% / reading 24%, grade F, #1,491 of 1,662 statewide, top 91%, 677 students, 92% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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

• It's been on market 24 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.5% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.62% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.29%
• DSCR: 1.64
• GRM: 5.2

CMA / ARV

• ARV (median comp): $151,313
• List price: $95,000
• Delta: -37.22%
• 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
5411 Indian Desert	0.11mi	4/1.0 (+1)	1,210 (0%)	8mo	$115,000	$95	83
8518 Big Crk	0.21mi	3/1.0	1,152 (-5%)	9mo	$155,000	$135	74
8519 Rain Dance	0.41mi	3/1.0	1,173 (-3%)	2mo	$165,000	$141	74
5530 Prairie Flower	0.29mi	3/1.0	1,320 (+9%)	2mo	$104,900	$79	70
8603 Standing Rock St	0.30mi	4/2.0 (+1)	1,260 (+4%)	1mo	$170,000	$135	69
5130 Fedora Dr	0.55mi	2/1.0 (-1)	1,209 (-0%)	3mo	$114,400	$95	67
8631 Sweet Maiden	0.31mi	4/1.5 (+1)	1,101 (-9%)	8mo	$129,900	$118	56
5318 Beryl Cv	0.66mi	3/2.0	1,160 (-4%)	4mo	$99,000	$85	55
5907 Stoney Crk	0.63mi	4/1.0 (+1)	1,176 (-3%)	8mo	$160,000	$136	54
9015 Spanish Cv	0.52mi	3/2.0	1,320 (+9%)	8mo	$212,000	$161	50
5815 Kim Vly	0.66mi	3/1.0	1,376 (+14%)	1mo	$145,000	$105	46
5742 White Feather	0.54mi	3/4.0	1,374 (+14%)	6mo	$85,000	$62	35

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $443
• Equity at exit: $14,165

10-year hold

• IRR: 5.9%
• Equity multiple: 1.36×
• Total profit: $9,647
• Equity at exit: $8,214

Cash invested: $26,600 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$498
• Tax from tax record: −$360 /mo · $4,316/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $317

Break-even live

Break-even rent $1,136

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $623	-5% $344	+0% $317	+5% $290	+10% $263
Rent	-10% $195	-5% $256	+0% $317	+5% $377	+10% $438
Rate	-1.0pp $365	-0.5pp $341	base $317	+0.5pp $292	+1.0pp $267

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	23d	1	0.14mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	12d	1	0.23mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	19d	1	0.23mi
8722 Tesoro Hls San Antonio, TX	3.0	1.5	1170	$1,475	$1.26	12d	1	0.35mi
8619 Standing Rock St San Antonio, TX	4.0	2.0	1176	$1,420	$1.21	6d	1	0.36mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	0.43mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	18d	1	0.50mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	25d	1	0.63mi
5331 Beryl Cv San Antonio, TX	3.0	2.0	1301	$2,000	$1.54	5d	1	0.65mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	6d	24	0.71mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	5d	31	0.76mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	45d	1	0.80mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.99mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	1.05mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	6d	1	1.11mi
5806 Machaela Trce San Antonio, TX	3.0	2.0	1322	$1,497	$1.13	0d	1	1.29mi
5810 Machaela Trce San Antonio, TX	3.0	2.0	1444	$1,800	$1.25	0d	1	1.29mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	1.35mi
326 Whitewood Dr San Antonio, TX	2.0	1.0	668	$1,216	$1.82	3d	8	1.41mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,050	$1.14	0d	1	1.42mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,395	$1.38	0d	1	1.44mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	45d	1	1.46mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	6d	1	1.47mi

Listing history 9 events

1. 2026-05-11
   status Pending 703-char remark
2. 2026-05-07
   price $95,000 703-char remark
3. 2026-04-17
   listed $100,000 New 703-char remark
4. 2009-02-10
   historical
5. 2008-10-13
   listed $76,900
6. 2007-04-26
   soldstatus
7. 2007-04-24
   soldstatus

   Show marketing remark (315 chars)

   EXTREME MAKEOVER repairs complete This home ready for move-in. New central a/c and heat, flooring, H20 heater, counter tops, light and plumbing fixtures. Including 4 ceiling fans. Washer/Dryer inside utilities Outside a/c unit installed immediately before closing. SQ.FT. approx.1210 per owner. (converted garage)

8. 2007-03-21
   historical

   Show marketing remark (315 chars)

   EXTREME MAKEOVER repairs complete This home ready for move-in. New central a/c and heat, flooring, H20 heater, counter tops, light and plumbing fixtures. Including 4 ceiling fans. Washer/Dryer inside utilities Outside a/c unit installed immediately before closing. SQ.FT. approx.1210 per owner. (converted garage)

9. 2006-12-02
   listed $67,000

   Show marketing remark (315 chars)

   EXTREME MAKEOVER repairs complete This home ready for move-in. New central a/c and heat, flooring, H20 heater, counter tops, light and plumbing fixtures. Including 4 ceiling fans. Washer/Dryer inside utilities Outside a/c unit installed immediately before closing. SQ.FT. approx.1210 per owner. (converted garage)

ⓘ 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: $4,316 · $360/mo
• Projected year-2 tax: $4,316 · $360/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 ≥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: $18,443
• − Mortgage interest: −$5,321
• − Property taxes: −$4,316
• − Insurance: −$475
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,764
• Taxable income: $2,616
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,173/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

+41.8% since first listed

9 events — show timeline

• 2026-05-11 Pending — LERA
• 2026-05-07 Price Changed $95,000 LERA
• 2026-04-17 Listed $100,000 LERA
• 2009-02-10 Listing Removed — LERA
• 2008-10-13 Listed $76,900 LERA
• 2007-04-26 Sold (Public Records) — Public Records
• 2007-04-24 Sold (MLS) — LERA
• 2007-03-21 Listing Removed — LERA
• 2006-12-02 Listed $67,000 LERA

Property tax history

+10.5%/yr

Latest (2025): $4,316 · +0.0% YoY. Source: county tax records.