302 Glenbrook · San Antonio, TX 78220

$158,999

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 264 Days on market

Built 1986 0.25 ac lot $151/sqft · 7% below area Est $171k · 7% under

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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).

• Cash flow +13.2/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to 302 Glenbrook, a charming single-story home located in the quiet East Houston Estates community. This 3-bedroom, 1-bath residence offers approximately 1,050 sq. ft. of living space on a spacious 1/4-acre lot, giving you plenty of room to enjoy both indoors and out. Inside, you'll find a practical floor plan with a bright living area, cozy bedrooms, and a functional kitchen ready for your personal touch. Central heating and cooling ensure year-round comfort. The large backyard provides endless possibilities! Whether you envision a garden, outdoor entertaining space, or future expansion. A convenient carport offers covered parking. This home is perfect for first-time buyers, downsizers, or investors looking for a solid property with great potential. Don't miss this opportunity to own an affordable home with space to grow in San Antonio!

Key facts

• Functional kitchen
• Large backyard
• Single-story home

Tags

• SINGLE-STORY HOME
• EAST HOUSTON ESTATES COMMUNITY
• LARGE BACKYARD
• FUNCTIONAL KITCHEN
• CENTRAL HEATING AND COOLING
• CONVENIENT CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-4 ($-47/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.0% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: schools C-, crime F.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 113 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $139,919 (12.0% 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 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $170,639
• List price: $158,999
• Delta: -6.82%
• 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
4818 John Victor	0.26mi	3/2.0	1,067 (+2%)	8mo	$190,000	$178	75
4818 Billy Dr	0.29mi	2/1.0 (-1)	1,100 (+5%)	2mo	$85,000	$77	72
4906 Frostwood	0.07mi	3/2.0	1,190 (+13%)	6mo	$115,000	$97	66
4903 Huntsmoor Ct	0.15mi	3/1.0	1,177 (+12%)	10mo	$160,000	$136	65
4903 Melvin Dr	0.16mi	3/1.0	1,155 (+10%)	15mo	$140,000	$121	63
330 Glenbrook	0.07mi	3/2.0	912 (-13%)	11mo	$177,000	$194	61
4606 Old Coach	0.64mi	3/1.0	1,008 (-4%)	8mo	$60,000	$60	57
4518 Charles Williams	0.64mi	3/1.0	968 (-8%)	2mo	$129,500	$134	56
4851 Alfred	0.23mi	3/2.0	908 (-14%)	15mo	$149,900	$165	50
4730 Belinda Lee	0.39mi	4/2.0 (+1)	1,078 (+3%)	24mo	$150,000	$139	48
4607 Belinda Lee	0.56mi	3/2.0	1,192 (+14%)	2mo	$140,000	$117	46
303 Glenoak Dr	0.74mi	3/1.5	1,027 (-2%)	18mo	$195,000	$190	44

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.86×
• Total profit: $82,976
• Equity at exit: $143,239

10-year hold

• IRR: 20.3%
• Equity multiple: 6.35×
• Total profit: $238,387
• Equity at exit: $308,900

Cash invested: $44,520 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$834
• Tax from tax record: −$210 /mo · $2,516/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-4

Break-even live

Break-even rent $1,405

Max offer price $158,301

Occupancy floor 95%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	0.26mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	23d	1	0.56mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	2d	1	0.57mi
4611 E Houston St San Antonio, TX	2.0–4.0	2.0	1286	$1,290	$1.00	1d	23	0.59mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	23d	1	0.59mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	0.77mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	23d	1	0.94mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	23d	1	1.01mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	43d	1	1.04mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	14d	1	1.11mi
4326 Spring Oak Dr San Antonio, TX	3.0	1.0	1168	$1,300	$1.11	23d	1	1.12mi
5847 Tree View St San Antonio, TX	3.0	2.0	1362	$1,900	$1.40	17d	1	1.12mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	43d	1	1.16mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	23d	1	1.19mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	11d	1	1.35mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	43d	1	1.35mi
4251 Wild Oak Dr San Antonio, TX	4.0	1.0	1117	$1,250	$1.12	43d	1	1.37mi
4619 Dietrich Rd San Antonio, TX	1.0–3.0	1.0–1.5	775	$999	$1.29	43d	1	1.49mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	43d	1	1.50mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	43d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $158,999 Active 264 DOM
2. 2026-06-17
   days on market $158,999 Active 263 DOM
3. 2026-06-16
   days on market $158,999 Active 262 DOM
4. 2026-06-15
   days on market $158,999 Active 261 DOM
5. 2026-06-13
   days on market $158,999 Active 259 DOM
6. 2026-06-09
   days on market $158,999 Active 255 DOM
7. 2026-06-08
   days on market $158,999 Active 254 DOM
8. 2026-06-07
   days on market $158,999 Active 253 DOM
9. 2026-06-04
   days on market $158,999 Active 250 DOM
10. 2026-06-03
    days on market $158,999 Active 249 DOM
11. 2026-06-02
    days on market $158,999 Active 248 DOM
12. 2026-06-01
    days on market $158,999 Active 247 DOM
13. 2026-05-31
    days on market $158,999 Active 246 DOM
14. 2026-04-10
    price $158,999 861-char remark

    Show marketing remark (861 chars)

    Welcome to 302 Glenbrook, a charming single-story home located in the quiet East Houston Estates community. This 3-bedroom, 1-bath residence offers approximately 1,050 sq. ft. of living space on a spacious 1/4-acre lot, giving you plenty of room to enjoy both indoors and out. Inside, you'll find a practical floor plan with a bright living area, cozy bedrooms, and a functional kitchen ready for your personal touch. Central heating and cooling ensure year-round comfort. The large backyard provides endless possibilities! Whether you envision a garden, outdoor entertaining space, or future expansion. A convenient carport offers covered parking. This home is perfect for first-time buyers, downsizers, or investors looking for a solid property with great potential. Don't miss this opportunity to own an affordable home with space to grow in San Antonio!

15. 2026-04-09
    status Back on Market 861-char remark

    Show marketing remark (861 chars)

    Welcome to 302 Glenbrook, a charming single-story home located in the quiet East Houston Estates community. This 3-bedroom, 1-bath residence offers approximately 1,050 sq. ft. of living space on a spacious 1/4-acre lot, giving you plenty of room to enjoy both indoors and out. Inside, you'll find a practical floor plan with a bright living area, cozy bedrooms, and a functional kitchen ready for your personal touch. Central heating and cooling ensure year-round comfort. The large backyard provides endless possibilities! Whether you envision a garden, outdoor entertaining space, or future expansion. A convenient carport offers covered parking. This home is perfect for first-time buyers, downsizers, or investors looking for a solid property with great potential. Don't miss this opportunity to own an affordable home with space to grow in San Antonio!

16. 2026-04-01
    historical 861-char remark

    Show marketing remark (861 chars)

    Welcome to 302 Glenbrook, a charming single-story home located in the quiet East Houston Estates community. This 3-bedroom, 1-bath residence offers approximately 1,050 sq. ft. of living space on a spacious 1/4-acre lot, giving you plenty of room to enjoy both indoors and out. Inside, you'll find a practical floor plan with a bright living area, cozy bedrooms, and a functional kitchen ready for your personal touch. Central heating and cooling ensure year-round comfort. The large backyard provides endless possibilities! Whether you envision a garden, outdoor entertaining space, or future expansion. A convenient carport offers covered parking. This home is perfect for first-time buyers, downsizers, or investors looking for a solid property with great potential. Don't miss this opportunity to own an affordable home with space to grow in San Antonio!

17. 2025-09-19
    listed $159,999 New 861-char remark

    Show marketing remark (861 chars)

    Welcome to 302 Glenbrook, a charming single-story home located in the quiet East Houston Estates community. This 3-bedroom, 1-bath residence offers approximately 1,050 sq. ft. of living space on a spacious 1/4-acre lot, giving you plenty of room to enjoy both indoors and out. Inside, you'll find a practical floor plan with a bright living area, cozy bedrooms, and a functional kitchen ready for your personal touch. Central heating and cooling ensure year-round comfort. The large backyard provides endless possibilities! Whether you envision a garden, outdoor entertaining space, or future expansion. A convenient carport offers covered parking. This home is perfect for first-time buyers, downsizers, or investors looking for a solid property with great potential. Don't miss this opportunity to own an affordable home with space to grow in San Antonio!

18. 2021-06-30
    soldstatus
19. 1999-04-27
    soldstatus
20. 1990-02-01
    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: $2,516 · $210/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$394/yr (+$33/mo · 15.7%)

ⓘ 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 3/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,796
• − Mortgage interest: −$8,906
• − Property taxes: −$2,516
• − Insurance: −$795
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,625
• Taxable loss: −$2,734
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $609/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-0.6% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $158,999 LERA
• 2026-04-09 Relisted — LERA
• 2026-04-01 Listing Removed — LERA
• 2025-09-19 Listed $159,999 LERA
• 2021-06-30 Sold (Public Records) — Public Records
• 1999-04-27 Sold (Public Records) — Public Records
• 1990-02-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,516 · +10.0% YoY. Source: county tax records.