1334 Sunbend · San Antonio, TX 78224

$249,000

3 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 164 Days on market

Built 2004 6,011 sqft lot $132/sqft · at area comps Est $248k · at est. $25/mo HOA · 1% of rent

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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
• Cash flow +7.8/30.0
• ARV discount +7.3/15.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.4/10.0

Listing remarks MLS

Beautifully maintained and updated single story home, original owners have shown impeccable care and upkeep of their home from the exterior to the interior. This 3 bedroom, 2 bath home also has a dedicated office/study. Zero carpet throughout the house, making cleaning a breeze. Large and open living room with plenty of room to entertain the living room leads into a large kitchen and dining area with room to add additional seating, the sliding glass door off the kitchen leads to a generous concrete patio that is 15 x 14 - great for indoor/outdoor entertaining. There is also a doggie door for easy pet access. This home also comes with a video monitoring system. The owners have done all the major updates for you: Roof replaced: 2021, New floor installed in 2023, Water Heater installed 2024, A/C Replaced 2024, Exterior/Interior of home painted in 2024, Garage door opener replaced 2024. Everything done for you to just move-in and enjoy, don't miss this opportunity, schedule a showing today!

Key facts

• Doggie door
• Large kitchen
• Dedicated office

Tags

• DEDICATED OFFICE
• LARGE KITCHEN
• GENEROUS CONCRETE PATIO
• DOGGIE DOOR
• VIDEO MONITORING SYSTEM
• QUICK ACCESS TO SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.5% below list).
• Recommended offer: $201k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hutchins El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 411 students, 90% FRL); Robert C Zamora Middle (math 12% / reading 21%, grade F, #1,536 of 1,662 statewide, top 93%, 437 students, 90% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 91% FRL vs 42% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 275 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,862 (19.3% 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 164 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 10.0

CMA / ARV

• ARV (median comp): $247,681
• List price: $249,000
• Delta: 0.53%
• 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
2535 Sundrop Bay	0.48mi	3/2.5	1,920 (+2%)	1mo	$219,900	$115	72
8215 Marek St	0.29mi	3/2.0	1,800 (-4%)	9mo	$299,900	$167	72
8731 Sunview	0.15mi	3/2.5	1,604 (-15%)	5mo	$195,000	$122	62
8950 Victoria Lk	0.41mi	3/2.0	1,651 (-12%)	1mo	$215,000	$130	60
8322 Kingley	0.51mi	4/2.0 (+1)	1,920 (+2%)	11mo	$85,000	$44	59
2126 Verde Cyn	0.20mi	3/2.5	1,623 (-14%)	15mo	$230,000	$142	53
8943 Rhoda Ave	0.32mi	3/2.5	2,072 (+10%)	22mo	$250,000	$121	48
1915 Calais	0.48mi	4/1.5 (+1)	2,032 (+8%)	15mo	$176,000	$87	45
8111 Marek St	0.39mi	4/2.0 (+1)	1,729 (-8%)	24mo	$279,900	$162	43
1431 W Ackard Pl	0.60mi	4/3.0 (+1)	2,032 (+8%)	8mo	$168,000	$83	43
1819 Sunbend Fls	0.34mi	3/2.5	1,609 (-15%)	23mo	$219,900	$137	39
9311 Melina Mdw	0.74mi	3/2.5	1,620 (-14%)	20mo	$341,777	$211	24

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.63×
• Total profit: $113,964
• Equity at exit: $224,319

10-year hold

• IRR: 18.0%
• Equity multiple: 5.90×
• Total profit: $341,311
• Equity at exit: $483,752

Cash invested: $69,720 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 275
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$480 /mo · $5,766/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-272

Break-even live

Break-even rent $2,424

Max offer price $200,862

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-202	+0% $-272	+5% $-343	+10% $-413
Rent	-10% $-437	-5% $-355	+0% $-272	+5% $-190	+10% $-108
Rate	-1.0pp $-147	-0.5pp $-209	base $-272	+0.5pp $-337	+1.0pp $-403

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Sundrop Bay San Antonio, TX	4.0	2.5	2314	$1,915	$0.83	0d	1	0.14mi
2219 Sundrop Bay San Antonio, TX	4.0	2.5	2496	$2,850	$1.14	4d	1	0.24mi
1243 Gillette Blvd San Antonio, TX	3.0	2.0	1456	$1,500	$1.03	25d	1	0.61mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	4d	1	1.10mi
546 E Petaluma Blvd San Antonio, TX	3.0	2.0	1895	$1,650	$0.87	25d	1	1.32mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	0d	2	1.41mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watercable

Listing history 15 events

1. 2026-06-21
   days on market $249,000 Active 164 DOM
2. 2026-06-18
   days on market $249,000 Active 161 DOM
3. 2026-06-17
   days on market $249,000 Active 160 DOM
4. 2026-06-16
   days on market $249,000 Active 159 DOM
5. 2026-06-15
   days on market $249,000 Active 158 DOM
6. 2026-06-13
   days on market $249,000 Active 156 DOM
7. 2026-06-09
   days on market $249,000 Active 152 DOM
8. 2026-06-08
   days on market $249,000 Active 151 DOM
9. 2026-06-07
   days on market $249,000 Active 150 DOM
10. 2026-06-04
    days on market $249,000 Active 147 DOM
11. 2026-06-03
    days on market $249,000 Active 146 DOM
12. 2026-06-02
    days on market $249,000 Active 145 DOM
13. 2026-06-01
    days on market $249,000 Active 144 DOM
14. 2026-05-31
    days on market $249,000 Active 143 DOM
15. 2026-01-08
    listed $249,000 New 1007-char remark

    Show marketing remark (1007 chars)

    Beautifully maintained and updated single story home, original owners have shown impeccable care and upkeep of their home from the exterior to the interior. This 3 bedroom, 2 bath home also has a dedicated office/study. Zero carpet throughout the house, making cleaning a breeze. Large and open living room with plenty of room to entertain the living room leads into a large kitchen and dining area with room to add additional seating, the sliding glass door off the kitchen leads to a generous concrete patio that is 15 x 14 - great for indoor/outdoor entertaining. There is also a doggie door for easy pet access. This home also comes with a video monitoring system. The owners have done all the major updates for you: Roof replaced: 2021, New floor installed in 2023, Water Heater installed 2024, A/C Replaced 2024, Exterior/Interior of home painted in 2024, Garage door opener replaced 2024. Everything done for you to just move-in and enjoy, don't miss this opportunity, schedule a showing today!

ⓘ 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: $5,766 · $480/mo
• Projected year-2 tax: $5,766 · $480/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 ≥109°F today · 23 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: $24,950
• − Mortgage interest: −$13,948
• − Property taxes: −$5,766
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − HOA: −$300
• − Depreciation: −$7,244
• Taxable loss: −$7,545
• Est. tax savings @ 24.0%: +$1,811
• After-tax cash flow: $-1,459/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

1 event — show timeline

• 2026-01-08 Listed $249,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $5,766 · -0.9% YoY. Source: county tax records.