3502 Bottomless · San Antonio, TX 78222

$138,600

4 bd · 2.5 ba · 1,633 sqft · SingleFamily public records · 95 Days on market

Built 1995 5,270 sqft lot Est $225k · 38% under ↓ 20% since listing

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Why this score? — see what drove the B 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 +25.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.7/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

House for Sale! Seller is motivated for the right buyer! ANY SELLER'S CONCESSIONS WILL BE ROLLED INTO SALES PRICE! Bring your buyer to this beautiful, newly remodeled 2 story home! NEW! New! NEW FLOORING, CROWN MOLDING, CARPET and FRESH PAINT throughout! Your buyers will enjoy the NEWLY REMODELED BATHROOMS and KITCHEN with some NEW Stainless steel appliances and TILE KITCHEN FLOORING! This wonderful home boasts 4 spacious bedrooms with plenty of closet space! Plenty of room in the LARGE BACKYARD for entertaining! The NEW ROOF and NEW electrical FIXTURES are a definite plus! Your client will appreciate the workmanship! Large shopping centers, Randolph AFB, and downtown San Antonio are just minutes away! Be the first to view and PLACE an OFFER before it's gone! You'll be glad that you did! This is a RARE find!

Key facts

• Close to schools
• Large backyard
• Easy commute

Tags

• LARGE BACKYARD
• ESTABLISHED NEIGHBORHOOD
• CLOSE TO SCHOOLS
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); Legacy Middle (math 13% / reading 24%, grade F, #1,478 of 1,662 statewide, top 90%, 1,137 students, 58% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $958 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,126 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.37% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $225,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4738 Turquoise Park	0.35mi	4/2.5	1,617 (-1%)	2mo	$261,000	$161	80
5614 Medina Farm	0.23mi	4/2.0	1,733 (+6%)	1mo	$235,000	$136	77
5930 Cinnabar Cor	0.29mi	4/2.5	1,543 (-6%)	2mo	$244,499	$158	76
4610 Media Mdws	0.36mi	3/2.5 (-1)	1,680 (+3%)	2mo	$245,000	$146	72
3515 Salado Brk	0.45mi	3/2.5 (-1)	1,626 (-0%)	2mo	$225,000	$138	71
4722 Beryl Loop	0.27mi	3/2.5 (-1)	1,419 (-13%)	2mo	$245,095	$173	59
4822 Turquoise Park	0.37mi	5/2.5 (+1)	1,819 (+11%)	2mo	$271,500	$149	57
3831 Southton	0.39mi	3/2.5 (-1)	1,415 (-13%)	1mo	$190,000	$134	54
3571 Glacier Lk	0.40mi	3/2.0 (-1)	1,436 (-12%)	2mo	$125,000	$87	52
6019 Pleasant Mdw	0.72mi	3/2.0 (-1)	1,708 (+5%)	2mo	$115,000	$67	50
4607 Flying Hooves	0.67mi	4/3.0	1,799 (+10%)	1mo	$245,990	$137	49
6127 Southern Vis	0.49mi	3/2.5 (-1)	1,415 (-13%)	1mo	$189,900	$134	49

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,994
• Equity at exit: $20,666

10-year hold

• IRR: 12.5%
• Equity multiple: 2.07×
• Total profit: $41,342
• Equity at exit: $11,984

Cash invested: $38,808 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 444
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$727
• Tax from tax record: −$380 /mo · $4,562/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $340

Break-even live

Break-even rent $1,474

Max offer price $138,600

Occupancy floor 77%

Sensitivity live

Price	-10% $419	-5% $380	+0% $340	+5% $301	+10% $262
Rent	-10% $190	-5% $265	+0% $340	+5% $416	+10% $491
Rate	-1.0pp $410	-0.5pp $376	base $340	+0.5pp $304	+1.0pp $268

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: $34,650
• Closing costs: $4,158
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	14d	1	0.09mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	18d	1	0.16mi
5950 Lake Superior St San Antonio, TX	5.0	2.5	1781	$2,275	$1.28	6d	1	0.19mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	45d	1	0.26mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	25d	1	0.36mi
5962 Celestite Bnd San Antonio, TX	3.0	2.0	1190	$1,723	$1.45	0d	1	0.37mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	5d	1	0.40mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	23d	1	0.40mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	45d	1	0.42mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	45d	1	0.48mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	4d	1	0.50mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	25d	1	0.51mi
5011 Sandstone Way San Antonio, TX	4.0	2.5	2194	$2,050	$0.93	6d	1	0.51mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	4d	1	0.51mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	0.51mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.52mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	25d	1	0.52mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.53mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	25d	1	0.53mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.53mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	25d	1	0.54mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.54mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	19d	1	0.55mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	21d	1	0.55mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	0d	1	0.55mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.56mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.57mi
5130 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	45d	1	0.57mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.58mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	25d	1	0.58mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	4d	1	0.58mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	23d	1	0.58mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	45d	1	0.58mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	0.59mi
5118 Sandstone Way San Antonio, TX	3.0	2.5	1311	$1,600	$1.22	0d	1	0.60mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	6d	1	0.61mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	23d	1	0.61mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.61mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	25d	1	0.62mi
6323 Sinclair Rd San Antonio, TX	3.0	2.0	1556	$1,510	$0.97	25d	1	0.62mi

Listing history 17 events

1. 2026-03-26
   status Pending
2. 2026-03-24
   status Back on Market
3. 2026-03-17
   status Pending
4. 2026-03-15
   price $138,600
5. 2026-02-14
   price $151,800
6. 2026-02-13
   status Back on Market
7. 2025-12-10
   status Pending
8. 2025-11-14
   status Back on Market
9. 2025-11-11
   status Pending
10. 2025-10-08
    listed $165,000 New
11. 2020-07-28
    soldstatus
12. 2020-07-24
    soldstatus Sold 819-char remark

    Show marketing remark (819 chars)

    House for Sale! Seller is motivated for the right buyer! ANY SELLER'S CONCESSIONS WILL BE ROLLED INTO SALES PRICE! Bring your buyer to this beautiful, newly remodeled 2 story home! NEW! New! NEW FLOORING, CROWN MOLDING, CARPET and FRESH PAINT throughout! Your buyers will enjoy the NEWLY REMODELED BATHROOMS and KITCHEN with some NEW Stainless steel appliances and TILE KITCHEN FLOORING! This wonderful home boasts 4 spacious bedrooms with plenty of closet space! Plenty of room in the LARGE BACKYARD for entertaining! The NEW ROOF and NEW electrical FIXTURES are a definite plus! Your client will appreciate the workmanship! Large shopping centers, Randolph AFB, and downtown San Antonio are just minutes away! Be the first to view and PLACE an OFFER before it's gone! You'll be glad that you did! This is a RARE find!

13. 2020-06-26
    status Pending 819-char remark

    Show marketing remark (819 chars)

    House for Sale! Seller is motivated for the right buyer! ANY SELLER'S CONCESSIONS WILL BE ROLLED INTO SALES PRICE! Bring your buyer to this beautiful, newly remodeled 2 story home! NEW! New! NEW FLOORING, CROWN MOLDING, CARPET and FRESH PAINT throughout! Your buyers will enjoy the NEWLY REMODELED BATHROOMS and KITCHEN with some NEW Stainless steel appliances and TILE KITCHEN FLOORING! This wonderful home boasts 4 spacious bedrooms with plenty of closet space! Plenty of room in the LARGE BACKYARD for entertaining! The NEW ROOF and NEW electrical FIXTURES are a definite plus! Your client will appreciate the workmanship! Large shopping centers, Randolph AFB, and downtown San Antonio are just minutes away! Be the first to view and PLACE an OFFER before it's gone! You'll be glad that you did! This is a RARE find!

14. 2020-06-07
    price $169,900 819-char remark

    Show marketing remark (819 chars)

    House for Sale! Seller is motivated for the right buyer! ANY SELLER'S CONCESSIONS WILL BE ROLLED INTO SALES PRICE! Bring your buyer to this beautiful, newly remodeled 2 story home! NEW! New! NEW FLOORING, CROWN MOLDING, CARPET and FRESH PAINT throughout! Your buyers will enjoy the NEWLY REMODELED BATHROOMS and KITCHEN with some NEW Stainless steel appliances and TILE KITCHEN FLOORING! This wonderful home boasts 4 spacious bedrooms with plenty of closet space! Plenty of room in the LARGE BACKYARD for entertaining! The NEW ROOF and NEW electrical FIXTURES are a definite plus! Your client will appreciate the workmanship! Large shopping centers, Randolph AFB, and downtown San Antonio are just minutes away! Be the first to view and PLACE an OFFER before it's gone! You'll be glad that you did! This is a RARE find!

15. 2020-05-22
    listed $173,000 New 819-char remark

    Show marketing remark (819 chars)

    House for Sale! Seller is motivated for the right buyer! ANY SELLER'S CONCESSIONS WILL BE ROLLED INTO SALES PRICE! Bring your buyer to this beautiful, newly remodeled 2 story home! NEW! New! NEW FLOORING, CROWN MOLDING, CARPET and FRESH PAINT throughout! Your buyers will enjoy the NEWLY REMODELED BATHROOMS and KITCHEN with some NEW Stainless steel appliances and TILE KITCHEN FLOORING! This wonderful home boasts 4 spacious bedrooms with plenty of closet space! Plenty of room in the LARGE BACKYARD for entertaining! The NEW ROOF and NEW electrical FIXTURES are a definite plus! Your client will appreciate the workmanship! Large shopping centers, Randolph AFB, and downtown San Antonio are just minutes away! Be the first to view and PLACE an OFFER before it's gone! You'll be glad that you did! This is a RARE find!

16. 2000-12-29
    soldstatus
17. 1995-08-01
    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: $4,562 · $380/mo
• Projected year-2 tax: $4,562 · $380/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,862
• − Mortgage interest: −$7,764
• − Property taxes: −$4,562
• − Insurance: −$693
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,032
• Taxable income: $2,153
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,567/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

• 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-19.9% since first listed

17 events — show timeline

• 2026-03-26 Pending — LERA
• 2026-03-24 Relisted — LERA
• 2026-03-17 Pending — LERA
• 2026-03-15 Price Changed $138,600 LERA
• 2026-02-14 Price Changed $151,800 LERA
• 2026-02-13 Relisted — LERA
• 2025-12-10 Pending — LERA
• 2025-11-14 Relisted — LERA
• 2025-11-11 Pending — LERA
• 2025-10-08 Listed $165,000 LERA
• 2020-07-28 Sold (Public Records) — Public Records
• 2020-07-24 Sold (MLS) — LERA
• 2020-06-26 Pending — LERA
• 2020-06-07 Price Changed $169,900 LERA
• 2020-05-22 Listed $173,000 LERA
• 2000-12-29 Sold (Public Records) — Public Records
• 1995-08-01 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,562 · +4.6% YoY. Source: county tax records.