11354 Fire Cyn · San Antonio, TX 78252

$140,000

3 bd · 2.5 ba · 1,553 sqft · SingleFamily public records · 49 Days on market

Built 2009 4,268 sqft lot Est $248k · 44% under $25/mo HOA · 1% of rent ↓ 40% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks

TLC needed with tons of potential! This 1,553 sq ft home features 3 bedrooms and 2.5 baths, making it a great opportunity for a first-time homebuyer or investor. Ideally located near Lackland Air Force Base with convenient access to Loop 1604 and Highway 90, plus close proximity to shopping and dining. With a little vision and updates, this property offers incredible upside and value!

Key facts

• 4,268 sq ft lot
• Garage
• Built 2009

Tags

• CONVENIENT ACCESS TO LOOP 1604

Property features AI

Finance

• Financial info: Down payment assistance resource available
• HOA & community: Mandatory HOA; HOA fee $150 paid semi-annually; Association transfer fee $250; Subdivision: Canyon Crossing

Exterior

• Parking: 1-car garage
• Utilities: Water system
• Home design: Pre-owned single-family home; Approximate age: 17 years
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Park/playground nearby; Jogging trails; Sports court

Interior

• Kitchen: Kitchen — 9 x 12
• Bedrooms: Master bedroom (upper level) — 14 x 12; Bedroom 2 — 10 x 10; Bedroom 3 — 11 x 10
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bath with separate tub and shower — 9 x 9
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Living/Dining room combination; All bedrooms on upper level; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $965 of equity ($968 loan paydown + $-3 appreciation (-0.0% local appreciation)).
• 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 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.22% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $248,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5634 Forest Cyn	0.21mi	3/2.5	1,553 (0%)	5mo	$214,999	$138	86
11266 Magic Cyn	0.11mi	3/2.5	1,606 (+3%)	4mo	$219,000	$136	86
11458 Coral	0.21mi	3/2.5	1,553 (0%)	6mo	$159,900	$103	86
5526 Bat	0.28mi	3/2.5	1,553 (0%)	4mo	$199,000	$128	84
11547 Lightning Way	0.59mi	3/2.0	1,570 (+1%)	4mo	$279,000	$178	65
11423 Luckey Ledge	0.68mi	3/2.0	1,562 (+1%)	1mo	$224,000	$143	64
5735 Sandy Cyn	0.34mi	3/2.5	1,749 (+13%)	4mo	$215,000	$123	60
11631 Troubadour	0.73mi	3/2.0	1,540 (-1%)	5mo	$275,000	$179	58
5870 Cosmic Crisp	0.72mi	4/2.0 (+1)	1,572 (+1%)	3mo	$276,950	$176	54
5926 Cosmic Crisp	0.72mi	3/2.5	1,470 (-5%)	4mo	$275,950	$188	54
5934 Cosmic Crisp	0.72mi	3/2.0	1,434 (-8%)	3mo	$272,950	$190	49
10858 Quinn Ct	0.74mi	4/2.5 (+1)	1,783 (+15%)	3mo	$285,900	$160	33

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.06×
• Total profit: $2,327
• Equity at exit: $40,639

10-year hold

• IRR: 4.2%
• Equity multiple: 1.41×
• Total profit: $16,221
• Equity at exit: $48,840

Cash invested: $39,200 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$734
• Tax from tax record: −$350 /mo · $4,205/yr
• Insurance: −$58
• HOA: −$25
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $177

Break-even live

Break-even rent $1,478

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $256	-5% $217	+0% $177	+5% $137	+10% $98
Rent	-10% $43	-5% $110	+0% $177	+5% $244	+10% $312
Rate	-1.0pp $248	-0.5pp $213	base $177	+0.5pp $141	+1.0pp $104

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6175 Texas Cyn San Antonio, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	24d	1	0.07mi
11347 Buck Cyn San Antonio, TX	3.0	2.5	1572	$1,650	$1.05	44d	1	0.11mi
5722 Wildcat Cyn San Antonio, TX	3.0	2.5	1569	$1,526	$0.97	13d	1	0.13mi
5702 Wildcat Cyn San Antonio, TX	3.0	2.5	1553	$1,599	$1.03	5d	1	0.13mi
11487 Coral Cyn San Antonio, TX	3.0	2.5	1553	$1,695	$1.09	24d	1	0.20mi
5607 Forest Cyn San Antonio, TX	3.0	2.0	1097	$1,480	$1.35	44d	1	0.20mi
11407 Indian Cyn San Antonio, TX	3.0	2.0	1097	$1,535	$1.40	5d	1	0.21mi
11459 Coral Cyn San Antonio, TX	3.0	2.0	1097	$1,500	$1.37	24d	1	0.21mi
5703 Fossil Cyn San Antonio, TX	3.0	2.0	1233	$1,420	$1.15	44d	1	0.29mi
5535 Hidden Cyn San Antonio, TX	3.0	2.0	1233	$1,700	$1.38	24d	1	0.30mi
11214 Indian Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	24d	1	0.32mi
5727 Sandy Cyn San Antonio, TX	3.0	2.5	1706	$1,490	$0.87	11d	1	0.35mi
5922 Hickory Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	24d	1	0.40mi
5822 Blonde Cyn San Antonio, TX	3.0	2.0	1233	$1,390	$1.13	44d	1	0.52mi
11230 Begonia Rock San Antonio, TX	4.0	2.0	2090	$1,925	$0.92	44d	1	0.54mi
10930 Moonlit Cyn San Antonio, TX	3.0	2.0	1233	$1,345	$1.09	44d	1	0.54mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	44d	1	0.67mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	44d	1	0.67mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	22d	1	0.68mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	2d	1	0.72mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	24d	1	0.73mi
11811 Wolf Cyn San Antonio, TX	4.0	2.0	1893	$1,725	$0.91	44d	1	0.74mi
10903 Honey Crisp San Antonio, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	2d	47	0.74mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	44d	1	0.74mi
11803 Luckey Vis San Antonio, TX	3.0	2.5	1778	$1,826	$1.03	5d	1	0.76mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	21d	1	0.79mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	24d	1	0.81mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	24d	1	0.83mi
6525 Underwood Way San Antonio, TX	3.0	2.5	1525	$1,649	$1.08	24d	1	0.85mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	5d	1	0.85mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,650	$1.25	44d	1	0.87mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	2d	21	0.88mi
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	24d	1	0.89mi
11806 Black Rose San Antonio, TX	4.0	2.5	2100	$2,150	$1.02	44d	1	0.89mi
11556 Mustang Grv San Antonio, TX	3.0	2.0	1929	$2,150	$1.11	21d	1	0.90mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	44d	1	0.99mi
10615 Tattersall Blvd San Antonio, TX	4.0	2.5	2223	$1,950	$0.88	24d	1	1.00mi
11737 Davalos Ln San Antonio, TX	3.0	2.0	1514	$1,625	$1.07	44d	1	1.00mi
11824 Luckey Fls San Antonio, TX	4.0	2.5	2239	$1,796	$0.80	13d	1	1.02mi
11742 Davalos Ln San Antonio, TX	3.0	2.0	1525	$1,600	$1.05	44d	1	1.04mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 19 events

1. 2026-05-20
   status Pending
2. 2026-04-27
   historical Active Option
3. 2026-04-01
   listed $140,000 New
4. 2025-11-13
   historical
5. 2025-09-28
   listed $225,000 New
6. 2025-09-18
   historical
7. 2025-08-27
   price $225,000
8. 2025-07-22
   listed $230,000 New
9. 2025-07-18
   historical
10. 2025-06-21
    price $230,000
11. 2025-06-20
    status Back on Market
12. 2025-06-17
    historical
13. 2025-03-30
    listed $205,000 New
14. 2023-08-14
    soldstatus
15. 2023-08-11
    soldstatus Sold
16. 2023-06-28
    status Pending
17. 2023-06-15
    historical Active Option
18. 2023-05-23
    listed $234,900 New
19. 2023-05-04
    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: $4,205 · $350/mo
• Projected year-2 tax: $4,205 · $350/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $20,429
• − Mortgage interest: −$7,842
• − Property taxes: −$4,205
• − Insurance: −$700
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$300
• − Depreciation: −$4,073
• Taxable income: $41
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,114/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-40.4% since first listed

19 events — show timeline

• 2026-05-20 Pending — LERA
• 2026-04-27 Contingent — LERA
• 2026-04-01 Listed $140,000 LERA
• 2025-11-13 Listing Removed — LERA
• 2025-09-28 Listed $225,000 LERA
• 2025-09-18 Listing Removed — LERA
• 2025-08-27 Price Changed $225,000 LERA
• 2025-07-22 Listed $230,000 LERA
• 2025-07-18 Listing Removed — LERA
• 2025-06-21 Price Changed $230,000 LERA
• 2025-06-20 Relisted — LERA
• 2025-06-17 Listing Removed — LERA
• 2025-03-30 Listed $205,000 LERA
• 2023-08-14 Sold (Public Records) — Public Records
• 2023-08-11 Sold (MLS) — LERA
• 2023-06-28 Pending — LERA
• 2023-06-15 Contingent — LERA
• 2023-05-23 Listed $234,900 LERA
• 2023-05-04 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,205 · -5.0% YoY. Source: county tax records.