7231 Raintree Frst · San Antonio, TX 78233

$241,000

3 bd · 2.5 ba · 2,144 sqft · SingleFamily public records · 222 Days on market

Built 2000 6,969 sqft lot $112/sqft · 10% below area Est $268k · 10% under

---

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).

• ARV discount +12.0/15.0
• Cash flow +7.3/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ONLY INVESTORS at this moment, property is leased, 4 bedroom, up stairs game room or tv room or home office you name it!, lots and lots of light in the whole house, large back yard for family and friends, large kitchen with walk in pantry/utility room, small shop in garage sith A/C, for yout creative side, come and live in a stablished neighborhood. 2 living areas, down stairs, all bedrooms up stairs.

Key facts

• 6,969 sq ft lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.6% below list).
• Recommended offer: $185k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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: 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 (-0.1%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 30% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 222 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $185,141 (23.2% 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 222 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.79% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 10.5

CMA / ARV

• ARV (median comp): $267,734
• List price: $241,000
• Delta: -9.99%
• 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
6651 Comanche Vly	0.39mi	4/2.5 (+1)	2,256 (+5%)	3mo	$449,555	$199	66
7410 Derby Vis	0.71mi	3/2.0	2,105 (-2%)	1mo	$295,000	$140	61
6443 Comanche Moon	0.54mi	3/2.0	1,996 (-7%)	1mo	$377,990	$189	60
6615 Comanche Vly	0.39mi	3/2.0	1,917 (-11%)	3mo	$389,990	$203	60
6355 Comanche Coyote	0.59mi	3/2.0	1,996 (-7%)	0mo	$379,990	$190	59
6339 Comanche Coyote	0.60mi	3/2.0	1,996 (-7%)	2mo	$387,990	$194	57
15559 Comanche Deer	0.64mi	3/2.0	1,996 (-7%)	1mo	$399,665	$200	56
6879 Comanche Cave	0.45mi	4/3.0 (+1)	1,917 (-11%)	2mo	$384,990	$201	52
6331 Comanche Coyote	0.61mi	3/2.0	1,929 (-10%)	1mo	$376,990	$195	52
14627 Highland Rdg	0.40mi	4/2.0 (+1)	1,868 (-13%)	1mo	$265,000	$142	52
6330 Comanche Coyote	0.59mi	4/2.5 (+1)	2,404 (+12%)	1mo	$389,990	$162	46
6723 Raintree Frst	0.58mi	4/2.0 (+1)	1,827 (-15%)	1mo	$189,000	$103	40

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: -29.6%
• Equity multiple: 0.04×
• Total profit: $-64,668
• Equity at exit: $35,934

10-year hold

• IRR: -52.2%
• Equity multiple: -0.53×
• Total profit: $-103,386
• Equity at exit: $20,837

Cash invested: $67,480 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,264
• Tax from tax record: −$463 /mo · $5,555/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-316

Break-even live

Break-even rent $2,313

Max offer price $185,141

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-248	+0% $-316	+5% $-384	+10% $-453
Rent	-10% $-467	-5% $-392	+0% $-316	+5% $-241	+10% $-165
Rate	-1.0pp $-195	-0.5pp $-255	base $-316	+0.5pp $-379	+1.0pp $-442

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: $60,250
• Closing costs: $7,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7122 Teton Rdg San Antonio, TX	3.0	2.0	1518	$1,850	$1.22	25d	1	0.07mi
7322 Raintree Frst San Antonio, TX	3.0	2.0	1467	$1,690	$1.15	3d	1	0.09mi
7338 Raintree Frst San Antonio, TX	4.0	2.5	2961	$2,495	$0.84	15d	1	0.12mi
14443 Mountainside Rdg San Antonio, TX	3.0	2.5	2195	$1,695	$0.77	25d	1	0.20mi
7011 Raintree Frst San Antonio, TX	3.0	2.0	1500	$1,750	$1.17	25d	1	0.23mi
14406 Staghorn Gate San Antonio, TX	3.0	2.5	2144	$2,300	$1.07	45d	1	0.27mi
6839 Raintree Frst San Antonio, TX	3.0	2.0	1550	$1,569	$1.01	25d	1	0.43mi
6814 Knights Hvn Live Oak, TX	4.0	2.5	2527	$2,150	$0.85	0d	1	0.49mi
15400 Lookout Rd Live Oak, TX	1.0–3.0	1.0–2.0	1107	$2,159	$1.95	3d	28	0.71mi
13803 Laramie Hl San Antonio, TX	4.0	2.0	1862	$2,095	$1.13	16d	1	0.77mi
14338 Ridge Point Dr San Antonio, TX	3.0	2.0	1599	$2,150	$1.34	25d	1	0.77mi
16611 Tenaca Trl San Antonio, TX	3.0	2.0	1872	$1,895	$1.01	45d	1	0.88mi
6510 Ridge Creek Dr San Antonio, TX	3.0	2.0	1583	$1,695	$1.07	0d	1	0.89mi
7410 Tranquillo Way San Antonio, TX	3.0	2.0	1725	$2,000	$1.16	23d	1	0.92mi
7419 Tranquillo Way San Antonio, TX	4.0	2.5	2704	$2,100	$0.78	25d	1	0.95mi
16519 Front Royal St San Antonio, TX	4.0	2.0	1790	$1,895	$1.06	5d	1	0.98mi
6414 Nathan Hale St San Antonio, TX	3.0	2.0	1599	$1,850	$1.16	25d	1	1.00mi
16223 Kentucky Rdg Schertz, TX	4.0	3.0	2769	$3,250	$1.17	45d	1	1.03mi
7538 Elegante Way San Antonio, TX	4.0	2.5	2562	$1,995	$0.78	16d	1	1.03mi
6320 Waddesdon Wood San Antonio, TX	2.0	2.0	1869	$1,275	$0.68	45d	1	1.08mi
14523 Waddesdon Blf San Antonio, TX	2.0	2.0	1797	$1,300	$0.72	16d	1	1.09mi
7807 Liberty Horse Schertz, TX	3.0	2.5	2390	$1,721	$0.72	25d	1	1.10mi
14506 Woods Hole Dr San Antonio, TX	2.0	2.0	1848	$1,225	$0.66	45d	1	1.10mi
6839 Loma Blanca San Antonio, TX	4.0	3.0	2405	$2,205	$0.92	4d	1	1.12mi
6303 Waddesdon Wood San Antonio, TX	2.0	1.0	1460	$1,195	$0.82	25d	1	1.13mi
6239 Alta Puerta San Antonio, TX	3.0	2.5	2084	$2,200	$1.06	17d	1	1.18mi
7902 Derby Vis Schertz, TX	3.0	2.0	2005	$1,895	$0.95	45d	1	1.20mi
6106 Rio Piedra Dr San Antonio, TX	3.0	2.0	1734	$1,975	$1.14	4d	1	1.23mi
6710 N Loop 1604 E San Antonio, TX	1.0–3.0	1.0–3.0	1121	$2,760	$2.46	0d	19	1.31mi
16510 Paso Rio Crk San Antonio, TX	4.0	3.0	2236	$3,050	$1.36	13d	1	1.31mi
6311 Donely Pl San Antonio, TX	4.0	2.5	2421	$1,995	$0.82	45d	1	1.33mi
8119 Ellerston Blvd Selma, TX	4.0	2.5	2518	$2,299	$0.91	21d	1	1.35mi
6710 North Loop 1604 E Unit 3212 San Antonio, TX	3.0	2.0	1520	$2,817	$1.85	0d	1	1.35mi
8110 Rosespur Park Selma, TX	3.0	2.0	1758	$1,800	$1.02	25d	1	1.40mi
16526 Amberly Ct Schertz, TX	4.0	3.0	2695	$2,300	$0.85	12d	1	1.40mi
16302 Amberly Ct Schertz, TX	3.0	2.0	1744	$2,000	$1.15	12d	1	1.41mi
6626 Clovis Ct San Antonio, TX	3.0	2.5	1884	$1,675	$0.89	21d	1	1.44mi
15803 Borwick Ln Selma, TX	3.0	2.0	1758	$1,595	$0.91	25d	1	1.45mi
8130 Rosespur Park Selma, TX	4.0	2.0	2086	$1,875	$0.90	14d	1	1.46mi
6011 Higbee Ml San Antonio, TX	4.0	2.5	2897	$2,250	$0.78	5d	1	1.46mi

Listing history 42 events

1. 2026-06-21
   days on market $241,000 Active 222 DOM
2. 2026-06-18
   days on market $241,000 Active 219 DOM
3. 2026-06-17
   days on market $241,000 Active 218 DOM
4. 2026-06-16
   days on market $241,000 Active 217 DOM
5. 2026-06-13
   days on market $241,000 Active 214 DOM
6. 2026-06-13
   days on market $241,000 Active 213 DOM
7. 2026-06-09
   days on market $241,000 Active 210 DOM
8. 2026-06-08
   days on market $241,000 Active 209 DOM
9. 2026-06-07
   days on market $241,000 Active 208 DOM
10. 2026-06-04
    days on market $241,000 Active 205 DOM
11. 2026-06-03
    days on market $241,000 Active 204 DOM
12. 2026-06-02
    days on market $241,000 Active 203 DOM
13. 2026-06-01
    days on market $241,000 Active 202 DOM
14. 2026-05-31
    days on market $241,000 Active 201 DOM
15. 2026-01-23
    price $241,000 404-char remark

    Show marketing remark (404 chars)

    ONLY INVESTORS at this moment, property is leased, 4 bedroom, up stairs game room or tv room or home office you name it!, lots and lots of light in the whole house, large back yard for family and friends, large kitchen with walk in pantry/utility room, small shop in garage sith A/C, for yout creative side, come and live in a stablished neighborhood. 2 living areas, down stairs, all bedrooms up stairs.

16. 2025-12-29
    status Back on Market 404-char remark

    Show marketing remark (404 chars)

    ONLY INVESTORS at this moment, property is leased, 4 bedroom, up stairs game room or tv room or home office you name it!, lots and lots of light in the whole house, large back yard for family and friends, large kitchen with walk in pantry/utility room, small shop in garage sith A/C, for yout creative side, come and live in a stablished neighborhood. 2 living areas, down stairs, all bedrooms up stairs.

17. 2025-12-15
    historical Active Option 404-char remark

    Show marketing remark (404 chars)

    ONLY INVESTORS at this moment, property is leased, 4 bedroom, up stairs game room or tv room or home office you name it!, lots and lots of light in the whole house, large back yard for family and friends, large kitchen with walk in pantry/utility room, small shop in garage sith A/C, for yout creative side, come and live in a stablished neighborhood. 2 living areas, down stairs, all bedrooms up stairs.

18. 2025-11-11
    listed $259,000 New 404-char remark

    Show marketing remark (404 chars)

    ONLY INVESTORS at this moment, property is leased, 4 bedroom, up stairs game room or tv room or home office you name it!, lots and lots of light in the whole house, large back yard for family and friends, large kitchen with walk in pantry/utility room, small shop in garage sith A/C, for yout creative side, come and live in a stablished neighborhood. 2 living areas, down stairs, all bedrooms up stairs.

19. 2020-02-19
    soldstatus
20. 2020-02-18
    soldstatus Sold 123-char remark

    Show marketing remark (123 chars)

    Investors Only. Tenant occupied. No sign outside. Showings with an accepted contract only. Call me for extra information.

21. 2020-01-24
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Investors Only. Tenant occupied. No sign outside. Showings with an accepted contract only. Call me for extra information.

22. 2020-01-15
    historical Active Option 123-char remark

    Show marketing remark (123 chars)

    Investors Only. Tenant occupied. No sign outside. Showings with an accepted contract only. Call me for extra information.

23. 2020-01-15
    soldstatus

    Show marketing remark (123 chars)

    Investors Only. Tenant occupied. No sign outside. Showings with an accepted contract only. Call me for extra information.

24. 2020-01-14
    listed $187,000 New 123-char remark

    Show marketing remark (123 chars)

    Investors Only. Tenant occupied. No sign outside. Showings with an accepted contract only. Call me for extra information.

25. 2014-09-25
    soldstatus Sold
26. 2014-09-25
    soldstatus
27. 2014-09-13
    status Pending
28. 2014-09-13
    historical
29. 2014-09-08
    historical Active Option
30. 2014-08-25
    price $139,900 Price Change
31. 2014-07-28
    price $143,000 Price Change
32. 2014-07-16
    price $144,900 Back on Market
33. 2014-07-16
    status Back on Market
34. 2014-06-22
    historical
35. 2014-06-12
    listed $143,000 New
36. 2007-06-06
    soldstatus
37. 2007-06-05
    soldstatus
38. 2007-04-15
    historical
39. 2007-02-20
    listed $137,900
40. 2005-12-08
    historical
41. 2005-06-07
    listed $128,900
42. 2000-07-06
    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: $5,555 · $463/mo
• Projected year-2 tax: $5,555 · $463/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 ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,952
• − Mortgage interest: −$13,500
• − Property taxes: −$5,555
• − Insurance: −$1,205
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$7,011
• Taxable loss: −$7,992
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-1,876/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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

+87.0% since first listed

28 events — show timeline

• 2026-01-23 Price Changed $241,000 LERA
• 2025-12-29 Relisted — LERA
• 2025-12-15 Contingent — LERA
• 2025-11-11 Listed $259,000 LERA
• 2020-02-19 Sold (Public Records) — Public Records
• 2020-02-18 Sold (MLS) — LERA
• 2020-01-24 Pending — LERA
• 2020-01-15 Contingent — LERA
• 2020-01-15 Sold (Public Records) — Public Records
• 2020-01-14 Listed $187,000 LERA
• 2014-09-25 Sold (MLS) — LERA
• 2014-09-25 Sold (Public Records) — Public Records
• 2014-09-13 Pending — LERA
• 2014-09-13 Listing Removed — LERA
• 2014-09-08 Contingent — LERA
• 2014-08-25 Price Changed $139,900 LERA
• 2014-07-28 Price Changed $143,000 LERA
• 2014-07-16 Relisted — LERA
• 2014-07-16 Price Changed $144,900 LERA
• 2014-06-22 Listing Removed — LERA
• 2014-06-12 Listed $143,000 LERA
• 2007-06-06 Sold (Public Records) — Public Records
• 2007-06-05 Sold (MLS) — LERA
• 2007-04-15 Listing Removed — LERA
• 2007-02-20 Listed $137,900 LERA
• 2005-12-08 Listing Removed — LERA
• 2005-06-07 Listed $128,900 LERA
• 2000-07-06 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,555 · -6.2% YoY. Source: county tax records.