423 Rosa Verde · San Antonio, TX 78207

$205,000

3 bd · 2.5 ba · 1,552 sqft · SingleFamily public records · 57 Days on market

Built 1994 4,399 sqft lot Est $278k · 26% under

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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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Welcome to 423 Rosa Verde - your contemporary retreat in the heart of San Antonio! This charming two-story home features 4 bedrooms, 2.5 baths, and 1,552 sq. ft. on a quiet cul-de-sac lot. Enjoy a bright and functional layout with an eat-in kitchen, walk-in pantry, and indoor utility room. The spacious backyard includes chain-link fencing, a storage shed, and a 1-car garage plus carport. Recent upgrades include a new roof with a transferable warranty, adding peace of mind and lasting value. Situated just minutes from downtown San Antonio, you'll love being close to all the excitement of Fiesta, local festivals, riverwalk dining, and year-round city events. Experience the best of downtown l

Key facts

• Cul-de-sac lot
• Utility room
• Spacious backyard

Tags

• CUL-DE-SAC LOT
• EAT-IN KITCHEN
• WALK-IN PANTRY
• UTILITY ROOM
• SPACIOUS BACKYARD
• REAR-ENTRY GARAGE

Property features AI

Finance

• Financial info: Down payment resource available
• HOA & community: Subdivision: VISTA VERDE

Exterior

• Parking: 1-car garage; Rear entry parking
• Utilities: Gas service by CPS; Electricity by CPS; Water by SAWS; City sewer
• Home design: Pre-owned property; Approximate age 32 years
• Construction: Siding exterior (aluminum and vinyl); Composition roof; Slab foundation
• Exterior features: Chain link fence; Storm doors; Cul-de-sac/Dead end location; Paved streets and curbs

Interior

• Kitchen: Eat-in kitchen; Stove/Range; Refrigerator; Dishwasher; Walk-in pantry; Kitchen dimensions: 9 x 9; Solid countertops
• Bedrooms: Master bedroom is split, on the upper level, has a ceiling fan and a full bath; Bedroom 2: 11 x 9; Bedroom 3: 8 x 13; Bedroom 4: 8 x 10; Master bedroom dimensions: 10 x 17
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full baths and 1 half bath; Master bath with separate tub and shower; Master bath dimensions: 10 x 9
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; Electric water heater; Solid countertops; City garbage service; 1 living area; Eat-in kitchen; Walk-in pantry; Utility room inside; Laundry in closet; Walk-in closets; Attic with pull-down stairs
• Laundry & utility: Washer connection; Dryer connection; Laundry located in closet; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J T Brackenridge El (math 3% / reading 12%, grade F, #4,301 of 4,322 statewide, top 100%, 525 students, 98% FRL); Tafolla Middle (math 6% / reading 16%, grade F, #1,634 of 1,662 statewide, top 99%, 697 students, 97% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 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); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,108/mo this rent would consume 78% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $277,808
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 Rosa Verde	0.00mi	4/2.5 (+1)	1,552 (0%)	1mo	$205,000	$132	94
203 Rehmann	0.61mi	3/2.0	1,448 (-7%)	7mo	$430,000	$297	53
3618 Palmwood Ter	0.67mi	3/2.5	1,676 (+8%)	8mo	$248,190	$148	48
3614 Palmwood Ter	0.67mi	4/2.0 (+1)	1,632 (+5%)	6mo	$257,190	$158	48
3610 Palmwood Ter	0.67mi	4/2.0 (+1)	1,632 (+5%)	9mo	$251,900	$154	46
3626 Palmwood Ter	0.67mi	3/2.5	1,667 (+7%)	15mo	$303,275	$182	44
910 S Main Ave	0.55mi	2/2.0 (-1)	1,472 (-5%)	19mo	$350,000	$238	44
215 Nathan	0.48mi	3/2.0	1,426 (-8%)	23mo	$525,000	$368	43
116 Rehmann St	0.67mi	2/2.0 (-1)	1,336 (-14%)	0mo	$270,000	$202	38
314 W Cevallos St	0.53mi	3/2.0	1,764 (+14%)	17mo	$225,000	$128	36
238 Keller St	0.62mi	2/1.5 (-1)	1,340 (-14%)	6mo	$240,000	$179	35

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.24×
• Total profit: $128,840
• Equity at exit: $184,680

10-year hold

• IRR: 25.8%
• Equity multiple: 7.97×
• Total profit: $400,253
• Equity at exit: $398,270

Cash invested: $57,400 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 164
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$401 /mo · $4,817/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $103

Break-even live

Break-even rent $1,977

Max offer price $205,000

Occupancy floor 90%

Sensitivity live

Price	-10% $219	-5% $161	+0% $103	+5% $45	+10% $-13
Rent	-10% $-63	-5% $20	+0% $103	+5% $186	+10% $270
Rate	-1.0pp $206	-0.5pp $155	base $103	+0.5pp $50	+1.0pp $-4

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	0d	31	0.11mi
939 S Frio St Unit 3294 San Antonio, TX	3.0	2.0	1737	$2,269	$1.31	0d	1	0.14mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,645	$2.03	0d	29	0.42mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	5d	1	0.44mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	0.52mi
314 W Cevallos Unit 1363386P San Antonio, TX	2.0	1.0	1969	$4,264	$2.17	14d	1	0.53mi
302 W Cevallos Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	25d	1	0.55mi
305 Keller St Unit NA San Antonio, TX	3.0	2.0	1200	$1,800	$1.50	16d	1	0.57mi
308 Keller St San Antonio, TX	3.0	2.0	1296	$3,400	$2.62	45d	1	0.58mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	0d	85	0.65mi
203 Nogalitos St #5 San Antonio, TX	3.0	2.5	1872	$3,100	$1.66	25d	1	0.66mi
3610 Palmwood Ter San Antonio, TX	4.0	2.0	1634	$1,799	$1.10	45d	1	0.68mi
215 E Cevallos San Antonio, TX	2.0	1.0–3.0	913	$2,660	$2.91	0d	22	0.70mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	0d	37	0.70mi
321 King William San Antonio, TX	3.0	2.0	1530	$3,700	$2.42	25d	1	0.73mi
214 Dwyer Ave San Antonio, TX	2.0	2.0	1062	$1,570	$1.48	45d	1	0.74mi
314 Maryland Unit 202 #202 San Antonio, TX	2.0	2.5	1065	$1,475	$1.38	45d	1	0.80mi
215 Beauregard St Unit B San Antonio, TX	2.0	1.0	1434	$2,000	$1.39	45d	1	0.81mi
302 E Cevallos St Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	25d	1	0.83mi
262 E Cevallos San Antonio, TX	2.0	2.5	1354	$2,055	$1.52	45d	1	0.83mi
301 E Cevallos San Antonio, TX	2.0	1.0–2.5	983	$1,819	$1.85	0d	13	0.84mi
610 W Market St Unit 2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	25d	1	0.85mi
216 E Fest St San Antonio, TX	3.0	3.0	1944	$2,300	$1.18	19d	1	0.88mi
415 Furnish Ave San Antonio, TX	3.0	2.0	1670	$1,995	$1.19	19d	1	0.89mi
330 Clay St #28 San Antonio, TX	3.0	2.5	1670	$2,400	$1.44	45d	1	0.90mi
330 Clay St #24 San Antonio, TX	2.0	2.0	1424	$2,395	$1.68	14d	1	0.90mi
143 E Commerce St San Antonio, TX	1.0–3.0	1.0–3.5	1442	$9,885	$6.85	0d	15	0.91mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	45d	1	0.91mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	0d	98	0.95mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	1.02mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	6d	1	1.02mi
222 E Houston St San Antonio, TX	1.0–2.0	1.0–2.0	1187	$2,350	$1.98	22d	1	1.04mi
105 Forrest Ave San Antonio, TX	3.0	3.0	2202	$2,199	$1.00	22d	1	1.05mi
111 Leigh St Unit 2 San Antonio, TX	2.0	1.0	1137	$1,200	$1.06	45d	1	1.10mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.12mi
222 Losoya St Unit 202 San Antonio, TX	2.0	2.0	2000	$3,500	$1.75	45d	1	1.13mi
222 Losoya St Unit 201 San Antonio, TX	2.0	2.0	1750	$2,500	$1.43	45d	1	1.13mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	1.14mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	13d	1	1.15mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	45d	1	1.15mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   historical Active Option
3. 2026-04-10
   status Back on Market
4. 2026-02-27
   status Pending
5. 2026-02-18
   historical Active Option
6. 2026-01-22
   listed $205,000 New
7. 1995-02-01
   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: $4,817 · $401/mo
• Projected year-2 tax: $4,817 · $401/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,290
• − Mortgage interest: −$11,483
• − Property taxes: −$4,817
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$5,964
• Taxable loss: −$2,045
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $1,727/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

7 events — show timeline

• 2026-05-01 Pending — LERA
• 2026-04-24 Contingent — LERA
• 2026-04-10 Relisted — LERA
• 2026-02-27 Pending — LERA
• 2026-02-18 Contingent — LERA
• 2026-01-22 Listed $205,000 LERA
• 1995-02-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,817 · +1.5% YoY. Source: county tax records.