5022 Primrose Rdg · San Antonio, TX 78109

$128,999

2 bd · 2.0 ba · 850 sqft · SingleFamily · 187 Days on market

Built 2024 4,791 sqft lot Est $128k · at est. $56/mo HOA · 4% of rent ↓ 14% since listing

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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 +20.1/30.0
• ARV discount +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Felton - This two-story home features a low-maintenance and modern design offering ample space to live and grow. An open-concept layout on the first floor combines the kitchen and living room to simplify everyday multitasking, and the luxurious owner's suite is tucked away at the back of the home, complete with an en-suite bathroom and walk-in closet. A versatile loft and secondary bedroom share the second floor. Prices, dimensions and features may vary and are subject to change. Photos are for illustration only.

Key facts

• 4,791 sq ft lot
• Built 2024
• Listed 187 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $892 of loan paydown is wiped out by about $4k 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 187 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,519 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.09% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $128,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5022 Primrose Rdg	0.00mi	2/2.0	850 (0%)	1mo	$128,999	$152	99
5030 Primrose Rdg	0.01mi	2/2.0	850 (0%)	2mo	$134,999	$159	98
5034 Primrose Rdg	0.01mi	2/2.0	850 (0%)	2mo	$124,999	$147	98
5018 Primrose Rdg	0.00mi	2/2.0	850 (0%)	3mo	$124,999	$147	97
5010 Primrose Rdg	0.01mi	2/2.0	850 (0%)	3mo	$140,999	$166	97
5042 Primrose Rdg	0.02mi	2/2.0	850 (0%)	2mo	$144,999	$171	97
4954 Daisy Blossom	0.06mi	2/2.0	850 (0%)	1mo	$125,999	$148	96
5006 Primrose Rdg	0.02mi	2/2.0	850 (0%)	4mo	$122,999	$145	96
5039 Primrose Rdg	0.03mi	2/2.0	850 (0%)	3mo	$114,999	$135	96
4942 Daisy Blossom	0.07mi	2/2.0	850 (0%)	1mo	$127,999	$151	96
4946 Daisy Blossom	0.07mi	2/2.0	850 (0%)	1mo	$125,999	$148	96
4950 Daisy Blossom	0.07mi	2/2.0	850 (0%)	2mo	$142,999	$168	96

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-14,668
• Equity at exit: $19,234

10-year hold

• IRR: -7.8%
• Equity multiple: 0.58×
• Total profit: $-15,193
• Equity at exit: $11,153

Cash invested: $36,120 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$56
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $162

Break-even live

Break-even rent $1,199

Max offer price $128,999

Occupancy floor 83%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5010 Primrose Rdg Converse, TX	2.0	2.0	850	$1,295	$1.52	43d	1	0.02mi
5015 Daisy Blossom Converse, TX	2.0	2.0	852	$1,290	$1.51	3d	1	0.06mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,300	$1.28	4d	1	0.06mi
12414 San Crispin Converse, TX	1.0	1.0	675	$970	$1.44	43d	1	0.68mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 19 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   price $128,999
3. 2026-04-21
   price $129,999
4. 2026-04-20
   status Back on Market
5. 2026-04-13
   status Pending
6. 2026-04-09
   price $122,999
7. 2026-04-04
   price $124,999
8. 2026-04-03
   price $128,999
9. 2026-04-01
   price $140,999
10. 2026-03-31
    status Back on Market
11. 2026-03-25
    status Pending
12. 2026-03-18
    price $124,999
13. 2026-03-17
    price $126,999
14. 2026-03-12
    price $129,999
15. 2026-03-07
    price $130,999
16. 2026-02-28
    price $140,999
17. 2026-02-10
    price $130,999
18. 2025-11-18
    price $140,999
19. 2025-10-09
    listed $149,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,847
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − HOA: −$672
• − Depreciation: −$3,753
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $1,958/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• County: Bexar County · 1,990,555 people
• City population: 63,067
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

-14.0% since first listed

19 events — show timeline

• 2026-04-28 Pending — LERA
• 2026-04-22 Price Changed $128,999 LERA
• 2026-04-21 Price Changed $129,999 LERA
• 2026-04-20 Relisted — LERA
• 2026-04-13 Pending — LERA
• 2026-04-09 Price Changed $122,999 LERA
• 2026-04-04 Price Changed $124,999 LERA
• 2026-04-03 Price Changed $128,999 LERA
• 2026-04-01 Price Changed $140,999 LERA
• 2026-03-31 Relisted — LERA
• 2026-03-25 Pending — LERA
• 2026-03-18 Price Changed $124,999 LERA
• 2026-03-17 Price Changed $126,999 LERA
• 2026-03-12 Price Changed $129,999 LERA
• 2026-03-07 Price Changed $130,999 LERA
• 2026-02-28 Price Changed $140,999 LERA
• 2026-02-10 Price Changed $130,999 LERA
• 2025-11-18 Price Changed $140,999 LERA
• 2025-10-09 Listed $149,999 LERA