21169 Boulder Flts · San Antonio, TX 78266

$392,950

4 bd · 2.5 ba · 2,171 sqft · SingleFamily · 47 Days on market

Built 2026 5,227 sqft lot $181/sqft · at area comps Est $397k · at est. $80/mo HOA · 3% of rent ↓ 8% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Designed for comfort, flexibility and fun, The Kendall floor plan at Brookstone Creek in San Antonio, TX offers a spacious 2161 square feet of thoughtfully arranged living space across two stories. With 4 bedrooms, 2.5 baths and a game room, this layout is ideal for growing families or those who love to entertain. Inside the home, an open-concept kitchen, dining and living area keeps everyone connected. The kitchen is a standout with stainless steel appliances, a gas cooking range, quartz countertops, a farmhouse-style sink, flat panel cabinetry and a classic white subway tile backsplash. A spacious kitchen island adds extra prep space and casual seating. The primary suite is conveniently located on the main level, providing a private retreat complete with a walk-in shower, dual vanity sinks, and a large walk-in closet. Upstairs, all secondary bedrooms are tucked away for quiet living and feature carpet flooring, large windows, and ample closets. A versatile upstairs game room offers the perfect spot for movie nights, play space or a home office setup. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional features include a covered back patio (per plan), vinyl plank flooring in the main living areas, full yard landscaping with irrigation and a pre-plumbed water softener loop.

Key facts

• Quartz countertops
• Open concept kitchen
• Flat panel cabinetry

Tags

• OPEN CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• QUARTZ COUNTERTOPS
• FARMHOUSE STYLE SINK
• FLAT PANEL CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $393k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (37.9% below list).
• Recommended offer: $244k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bulverde Creek (math 51% / reading 58%, grade C, #621 of 4,322 statewide, top 15%, 1,003 students, 39% FRL); Hill Middle (math 51% / reading 64%, grade B, #206 of 1,662 statewide, top 13%, 1,044 students, 28% FRL); Johnson H S (math 69% / reading 80%, grade B+, #82 of 1,632 statewide, top 6%, 3,202 students, 24% FRL).
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the North East ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($381k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,946 (37.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.62% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 13.4

CMA / ARV

• ARV (median comp): $397,036
• List price: $392,950
• Delta: -1.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21133 Boulder Flts	0.08mi	4/2.5	2,171 (0%)	2mo	$390,950	$180	95
21165 Boulder Flts	0.01mi	4/3.0	2,257 (+4%)	2mo	$420,950	$187	90
21158 Boulder Flts	0.04mi	4/3.0	2,257 (+4%)	1mo	$417,950	$185	89
21114 Boulder Flts	0.12mi	4/2.5	2,257 (+4%)	1mo	$392,950	$174	87
21106 Boulder Flts	0.14mi	4/3.0	2,257 (+4%)	0mo	$419,950	$186	85
5216 Beck Path	0.16mi	4/3.0	2,257 (+4%)	0mo	$444,045	$197	84
21146 Boulder Flts	0.06mi	4/2.5	2,336 (+8%)	1mo	$428,950	$184	83
20922 Gravel Keep	0.19mi	4/3.0	2,257 (+4%)	1mo	$438,000	$194	82
20931 Stonework Spur	0.25mi	4/2.0	2,031 (-6%)	1mo	$425,950	$210	74
20821 Stonework Spur	0.40mi	4/3.0	2,310 (+6%)	1mo	$439,950	$190	68
21726 Seminole Oaks	0.59mi	3/2.5 (-1)	2,152 (-1%)	0mo	$330,000	$153	66
5602 Southern Oaks	0.49mi	4/2.5	2,481 (+14%)	1mo	$389,000	$157	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $185,507
• Equity at exit: $354,000

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $568,219
• Equity at exit: $763,415

Cash invested: $110,026 (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 78266

• Home prices YoY: 3.9%
• Active inventory: 230
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$2,061
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$164
• HOA: −$80
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-445

Break-even live

Break-even rent $3,003

Max offer price $314,374

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-334	+0% $-445	+5% $-1,004	+10% $-1,140
Rent	-10% $-638	-5% $-541	+0% $-445	+5% $-348	+10% $-252
Rate	-1.0pp $-247	-0.5pp $-345	base $-445	+0.5pp $-547	+1.0pp $-650

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: $98,238
• Closing costs: $11,788
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21066 Gravel Keep San Antonio, TX	4.0	2.5	2257	$2,400	$1.06	0d	1	0.01mi
21223 Cobbles Loop San Antonio, TX	4.0	3.0	2464	$2,850	$1.16	0d	1	0.10mi
5536 Jewel Curv San Antonio, TX	4.0	2.0	1750	$2,500	$1.43	45d	1	0.23mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1779	$2,250	$1.26	4d	1	0.26mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1778	$2,250	$1.27	3d	1	0.26mi
5103 Gully Way San Antonio, TX	4.0	2.0	1778	$2,200	$1.24	14d	1	0.27mi
5526 Pin Pt San Antonio, TX	5.0	3.0	2995	$2,800	$0.93	4d	1	0.27mi
5515 Stormie Keep San Antonio, TX	4.0	3.0	2257	$2,450	$1.09	23d	1	0.28mi
21266 Watercourse Way San Antonio, TX	4.0	3.0	2257	$2,400	$1.06	45d	1	0.33mi
5015 Gully Way San Antonio, TX	4.0	2.5	2023	$2,400	$1.19	0d	1	0.34mi
5714 Pin Pt San Antonio, TX	4.0	2.5	2146	$2,400	$1.12	0d	1	0.37mi
10822 Rindle Ln San Antonio, TX	3.0	2.5	2320	$1,949	$0.84	45d	1	0.39mi
20859 Rindle Ln San Antonio, TX	4.0	3.0	2032	$2,500	$1.23	21d	1	0.43mi
21339 Watercourse Way San Antonio, TX	4.0	2.5	2171	$2,300	$1.06	46d	1	0.44mi
5603 Chestnut Xing San Antonio, TX	5.0	3.0	2995	$2,800	$0.93	12d	1	0.44mi
5603 Chestnut Xing Unit 1545924P San Antonio, TX	5.0	3.0	2992	$4,214	$1.41	9d	1	0.44mi
5602 Chestnut Xing San Antonio, TX	3.0	2.5	1958	$2,250	$1.15	25d	1	0.46mi
21027 Watercourse Way San Antonio, TX	4.0	2.5	1823	$2,195	$1.20	22d	1	0.50mi
21735 Thunder Basin San Antonio, TX	4.0	2.5	2363	$2,150	$0.91	45d	1	0.62mi
21514 Thunder Basin San Antonio, TX	3.0	2.5	1928	$2,100	$1.09	19d	1	0.62mi
22224 Backspin San Antonio, TX	4.0	2.5	2323	$2,290	$0.99	12d	1	0.70mi
22219 Esperanza Way San Antonio, TX	3.0	2.0	2428	$2,350	$0.97	4d	1	0.72mi
22419 Carriage Bush San Antonio, TX	4.0	3.0	2340	$2,395	$1.02	45d	1	0.82mi
22507 Green Jacket San Antonio, TX	3.0	2.0	1535	$2,100	$1.37	45d	1	0.94mi
5951 Southern Knl San Antonio, TX	3.0	2.0	1648	$2,500	$1.52	0d	1	0.95mi
22618 Double Bogey San Antonio, TX	4.0	2.0	1720	$1,950	$1.13	5d	1	0.97mi
22626 Double Bogey San Antonio, TX	4.0	2.5	2309	$2,500	$1.08	45d	1	0.99mi
5131 Blind Shot San Antonio, TX	4.0	2.0	1572	$2,100	$1.34	45d	1	1.00mi
4610 Sebastian Oak San Antonio, TX	3.0	2.0	2094	$2,095	$1.00	19d	1	1.00mi
4526 Bexley Trl San Antonio, TX	3.0	2.0	1657	$1,975	$1.19	3d	1	1.05mi
5714 Agave Spine San Antonio, TX	4.0	3.0	2011	$2,600	$1.29	45d	1	1.06mi
6015 Akin Stroll San Antonio, TX	3.0	2.0	1534	$2,100	$1.37	45d	1	1.08mi
5707 Tpc Pkwy San Antonio, TX	4.0	1.0–3.0	1013	$1,838	$1.81	3d	19	1.08mi
20803 Cape Coral San Antonio, TX	4.0	2.0	1699	$2,200	$1.29	15d	1	1.11mi
5040 Pitch San Antonio, TX	4.0	3.0	2473	$2,600	$1.05	0d	1	1.13mi
22414 Akin Hts San Antonio, TX	4.0	2.5	2827	$2,550	$0.90	45d	1	1.13mi
5819 Akin Pl San Antonio, TX	4.0	2.0	1648	$1,800	$1.09	25d	1	1.16mi
22763 Tee Shot San Antonio, TX	3.0	2.5	2041	$2,300	$1.13	45d	1	1.18mi
5106 Blind Shot San Antonio, TX	5.0	2.5	1950	$2,400	$1.23	45d	1	1.20mi
5505 TPC Pkwy Unit 3213 San Antonio, TX	3.0	2.0	1895	$2,438	$1.29	0d	1	1.24mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watergaslandscaping

Listing history 2 events

1. 2026-05-06
   price $392,950 1476-char remark

   Show marketing remark (1476 chars)

   Designed for comfort, flexibility and fun, The Kendall floor plan at Brookstone Creek in San Antonio, TX offers a spacious 2161 square feet of thoughtfully arranged living space across two stories. With 4 bedrooms, 2.5 baths and a game room, this layout is ideal for growing families or those who love to entertain. Inside the home, an open-concept kitchen, dining and living area keeps everyone connected. The kitchen is a standout with stainless steel appliances, a gas cooking range, quartz countertops, a farmhouse-style sink, flat panel cabinetry and a classic white subway tile backsplash. A spacious kitchen island adds extra prep space and casual seating. The primary suite is conveniently located on the main level, providing a private retreat complete with a walk-in shower, dual vanity sinks, and a large walk-in closet. Upstairs, all secondary bedrooms are tucked away for quiet living and feature carpet flooring, large windows, and ample closets. A versatile upstairs game room offers the perfect spot for movie nights, play space or a home office setup. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional features include a covered back patio (per plan), vinyl plank flooring in the main living areas, full yard landscaping with irrigation and a pre-plumbed water softener loop.

2. 2026-04-09
   listed $427,000 New 1476-char remark

   Show marketing remark (1476 chars)

   Designed for comfort, flexibility and fun, The Kendall floor plan at Brookstone Creek in San Antonio, TX offers a spacious 2161 square feet of thoughtfully arranged living space across two stories. With 4 bedrooms, 2.5 baths and a game room, this layout is ideal for growing families or those who love to entertain. Inside the home, an open-concept kitchen, dining and living area keeps everyone connected. The kitchen is a standout with stainless steel appliances, a gas cooking range, quartz countertops, a farmhouse-style sink, flat panel cabinetry and a classic white subway tile backsplash. A spacious kitchen island adds extra prep space and casual seating. The primary suite is conveniently located on the main level, providing a private retreat complete with a walk-in shower, dual vanity sinks, and a large walk-in closet. Upstairs, all secondary bedrooms are tucked away for quiet living and feature carpet flooring, large windows, and ample closets. A versatile upstairs game room offers the perfect spot for movie nights, play space or a home office setup. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional features include a covered back patio (per plan), vinyl plank flooring in the main living areas, full yard landscaping with irrigation and a pre-plumbed water softener loop.

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $7,191 · $599/mo
• Expected delta: +$6,380/yr (+$532/mo · 786.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,274
• − Mortgage interest: −$22,011
• − Property taxes: −$811
• − Insurance: −$1,965
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − HOA: −$960
• − Depreciation: −$11,431
• Taxable loss: −$12,588
• Est. tax savings @ 24.0%: +$3,021
• After-tax cash flow: $-2,316/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

• City population: 1,806,925
• Population (ZIP): 7,274

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 25% Black 14%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Korean 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: ▲ 13.56%
• Current HPI: 361.01
• 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

-8.0% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $392,950 LERA
• 2026-04-09 Listed $427,000 LERA

Property tax history

+1.9%/yr

Latest (2025): $811 · +1.9% YoY. Source: county tax records.