91 Booker Palm · San Antonio, TX 78239

$160,000

4 bd · 2.5 ba · 1,721 sqft · SingleFamily public records · 105 Days on market

Built 2005 2,787 sqft lot $93/sqft · 30% below area Est $228k · 30% under $24/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• 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 MLS

Investor Special - Priced to Sell Opportunity in Northeast San Antonio (78239). This two-story brick home offers strong potential for the right buyer ready to bring it back to life. Ideal for investors, flippers, or cash buyers looking for their next project.Property features open kitchen layout, and attached one-car garage. Exterior is primarily brick. Home will require repairs and updates. Foundation movement is suspected and should be evaluated by buyer. Cosmetic improvements, paint, and general rehab will be needed. Property is being sold AS-IS, WHERE-IS with no repairs to be made by seller.Great value-add opportunity in a rental-friendly area with strong upside potential. Conveniently located near major highways, Randolph AFB, shopping, and schools.Cash or hard money preferred. Proof of funds required with all offers.

Key facts

• Near randolph afb
• Near schools
• Near shopping

Tags

• OPEN KITCHEN LAYOUT
• ATTACHED ONE-CAR GARAGE
• NEAR RANDOLPH AFB
• NEAR SHOPPING
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $8 ($95/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 105 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (median comp): $227,979
• List price: $160,000
• Delta: -29.82%
• 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
10007 Fisherman Pier	0.51mi	3/2.0 (-1)	1,651 (-4%)	9mo	$239,900	$145	55
5813 Windvale	0.40mi	4/3.0	1,932 (+12%)	7mo	$375,000	$194	53
8902 Willmon Way	0.55mi	3/2.0 (-1)	1,793 (+4%)	9mo	$230,000	$128	53
5820 Archwood	0.67mi	3/2.0 (-1)	1,620 (-6%)	2mo	$240,000	$148	50
10242 King Robert	0.49mi	3/2.0 (-1)	1,522 (-12%)	3mo	$324,990	$214	49
8718 Midcrown	0.45mi	3/2.0 (-1)	1,973 (+15%)	1mo	$249,900	$127	47
8906 Willmon Way	0.54mi	3/2.0 (-1)	1,926 (+12%)	3mo	$315,000	$164	46
10238 King Robert	0.49mi	3/2.0 (-1)	1,929 (+12%)	7mo	$364,990	$189	44
5823 Archwood	0.70mi	3/2.0 (-1)	1,617 (-6%)	8mo	$229,000	$142	44
10250 King Robert	0.49mi	3/2.0 (-1)	1,929 (+12%)	9mo	$379,990	$197	42
241 Weathercock Ln	0.66mi	4/2.0	1,478 (-14%)	8mo	$220,000	$149	37
9834 Dull Knife	0.73mi	3/2.0 (-1)	1,496 (-13%)	3mo	$199,000	$133	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: -20.0%
• Equity multiple: 0.33×
• Total profit: $-30,195
• Equity at exit: $23,857

10-year hold

• IRR: -23.4%
• Equity multiple: 0.02×
• Total profit: $-44,053
• Equity at exit: $13,834

Cash invested: $44,800 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 213
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$839
• Tax from tax record: −$391 /mo · $4,691/yr
• Insurance: −$67
• HOA: −$24
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $8

Break-even live

Break-even rent $1,672

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $53	+0% $8	+5% $-37	+10% $-83
Rent	-10% $-125	-5% $-59	+0% $8	+5% $74	+10% $141
Rate	-1.0pp $88	-0.5pp $49	base $8	+0.5pp $-34	+1.0pp $-76

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Adkins Rdg San Antonio, TX	3.0	2.5	1680	$1,625	$0.97	23d	1	0.02mi
18 Beacon Bay San Antonio, TX	3.0	2.5	1441	$1,695	$1.18	45d	1	0.05mi
127 Booker Palm San Antonio, TX	3.0	2.5	1680	$1,600	$0.95	25d	1	0.05mi
42 Beacon Bay San Antonio, TX	3.0	2.5	1899	$1,695	$0.89	25d	1	0.07mi
60 Adkins Rdg San Antonio, TX	4.0	2.5	2175	$1,715	$0.79	45d	1	0.07mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	4d	1	0.10mi
160 Booker Palm San Antonio, TX	3.0	2.5	1721	$1,610	$0.94	5d	1	0.11mi
18 Anchorage Bay San Antonio, TX	3.0	2.5	1585	$1,750	$1.10	23d	1	0.11mi
9918 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1246	$1,350	$1.08	16d	1	0.14mi
9910 Hazy Bnd Unit 1 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	25d	1	0.14mi
9910 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	21d	1	0.14mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	45d	1	0.15mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	17d	1	0.15mi
9930 Hazy Bnd Unit 3 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	45d	1	0.16mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	45d	1	0.16mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	15d	1	0.16mi
9906 Hazy Bnd Unit 103 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	25d	1	0.16mi
9906 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	4d	1	0.16mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	21d	1	0.17mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	5d	1	0.17mi
34 Basin Elm San Antonio, TX	3.0	2.5	1627	$1,600	$0.98	25d	1	0.17mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	45d	1	0.17mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	45d	1	0.17mi
9934 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,538	$1.26	4d	2	0.17mi
9911 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	45d	1	0.17mi
9911 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	11d	2	0.17mi
9919 Grove Mist Unit 4 San Antonio, TX	3.0	2.5	1360	$1,495	$1.10	25d	1	0.17mi
9911 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	25d	1	0.18mi
9919 Grove Mist Unit 104 San Antonio, TX	3.0	2.5	1300	$1,425	$1.10	9d	1	0.18mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	25d	1	0.18mi
9903 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	4d	2	0.18mi
9903 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	45d	1	0.18mi
19 Bedford Bay San Antonio, TX	3.0	3.0	1721	$2,129	$1.24	25d	1	0.22mi
19 Bedford Bay San Antonio, TX	3.0	2.5	1721	$1,749	$1.02	3d	1	0.22mi
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	5d	1	0.39mi
10503 Ludlow Ct San Antonio, TX	4.0	2.0	1690	$1,100	$0.65	5d	1	0.56mi
10306 Pinehurst Run San Antonio, TX	3.0	2.0	1271	$1,800	$1.42	9d	1	0.59mi
425 Zephyr Dr Windcrest, TX	3.0	2.0	2080	$1,900	$0.91	25d	1	0.60mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	3d	12	0.65mi
5838 Royal Bnd San Antonio, TX	3.0	2.5	1908	$1,850	$0.97	12d	1	0.73mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 26 events

1. 2026-06-21
   days on market $160,000 Active 105 DOM
2. 2026-06-18
   days on market $160,000 Active 102 DOM
3. 2026-06-17
   days on market $160,000 Active 101 DOM
4. 2026-06-16
   days on market $160,000 Active 100 DOM
5. 2026-06-13
   days on market $160,000 Active 97 DOM
6. 2026-06-13
   days on market $160,000 Active 96 DOM
7. 2026-06-09
   days on market $160,000 Active 93 DOM
8. 2026-06-08
   days on market $160,000 Active 92 DOM
9. 2026-06-07
   days on market $160,000 Active 91 DOM
10. 2026-06-04
    days on market $160,000 Active 88 DOM
11. 2026-06-03
    days on market $160,000 Active 87 DOM
12. 2026-06-02
    days on market $160,000 Active 86 DOM
13. 2026-06-01
    days on market $160,000 Active 85 DOM
14. 2026-05-31
    days on market $160,000 Active 84 DOM
15. 2026-04-30
    price $160,000 835-char remark

    Show marketing remark (835 chars)

    Investor Special - Priced to Sell Opportunity in Northeast San Antonio (78239). This two-story brick home offers strong potential for the right buyer ready to bring it back to life. Ideal for investors, flippers, or cash buyers looking for their next project.Property features open kitchen layout, and attached one-car garage. Exterior is primarily brick. Home will require repairs and updates. Foundation movement is suspected and should be evaluated by buyer. Cosmetic improvements, paint, and general rehab will be needed. Property is being sold AS-IS, WHERE-IS with no repairs to be made by seller.Great value-add opportunity in a rental-friendly area with strong upside potential. Conveniently located near major highways, Randolph AFB, shopping, and schools.Cash or hard money preferred. Proof of funds required with all offers.

16. 2026-03-02
    listed $150,000 New 835-char remark

    Show marketing remark (835 chars)

    Investor Special - Priced to Sell Opportunity in Northeast San Antonio (78239). This two-story brick home offers strong potential for the right buyer ready to bring it back to life. Ideal for investors, flippers, or cash buyers looking for their next project.Property features open kitchen layout, and attached one-car garage. Exterior is primarily brick. Home will require repairs and updates. Foundation movement is suspected and should be evaluated by buyer. Cosmetic improvements, paint, and general rehab will be needed. Property is being sold AS-IS, WHERE-IS with no repairs to be made by seller.Great value-add opportunity in a rental-friendly area with strong upside potential. Conveniently located near major highways, Randolph AFB, shopping, and schools.Cash or hard money preferred. Proof of funds required with all offers.

17. 2022-02-22
    soldstatus
18. 2022-02-15
    soldstatus Sold 121-char remark

    Show marketing remark (121 chars)

    This San Antonio two-story home offers a one-car garage. This home has been virtually staged to illustrate its potential.

19. 2022-01-13
    status Pending 121-char remark

    Show marketing remark (121 chars)

    This San Antonio two-story home offers a one-car garage. This home has been virtually staged to illustrate its potential.

20. 2021-12-29
    status Back on Market 121-char remark

    Show marketing remark (121 chars)

    This San Antonio two-story home offers a one-car garage. This home has been virtually staged to illustrate its potential.

21. 2021-12-23
    status Pending 121-char remark

    Show marketing remark (121 chars)

    This San Antonio two-story home offers a one-car garage. This home has been virtually staged to illustrate its potential.

22. 2021-11-07
    listed $240,000 New 121-char remark

    Show marketing remark (121 chars)

    This San Antonio two-story home offers a one-car garage. This home has been virtually staged to illustrate its potential.

23. 2021-10-14
    soldstatus
24. 2008-10-02
    soldstatus
25. 2008-09-26
    soldstatus
26. 2008-07-23
    listed $115,000

ⓘ 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: $4,691 · $391/mo
• Projected year-2 tax: $4,691 · $391/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 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: $20,180
• − Mortgage interest: −$8,962
• − Property taxes: −$4,691
• − Insurance: −$800
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$288
• − Depreciation: −$4,655
• Taxable loss: −$2,445
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $681/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

• 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): 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

+39.1% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $160,000 LERA
• 2026-03-02 Listed $150,000 LERA
• 2022-02-22 Sold (Public Records) — Public Records
• 2022-02-15 Sold (MLS) — LERA
• 2022-01-13 Pending — LERA
• 2021-12-29 Relisted — LERA
• 2021-12-23 Pending — LERA
• 2021-11-07 Listed $240,000 LERA
• 2021-10-14 Sold (Public Records) — Public Records
• 2008-10-02 Sold (Public Records) — Public Records
• 2008-09-26 Sold (MLS) — LERA
• 2008-07-23 Listed $115,000 LERA

Property tax history

+4.5%/yr

Latest (2025): $4,691 · +0.5% YoY. Source: county tax records.