5615 Chase Fls · San Antonio, TX 78266

$342,925

4 bd · 2.0 ba · 1,603 sqft · SingleFamily public records · 76 Days on market

Built 2022 5,619 sqft lot $214/sqft · at area comps Est $355k · at est. $84/mo HOA · 4% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.0/15.0
• Cash flow +5.4/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to The Caden floor plan in Brookstone Creek-where smart design meets everyday comfort in this beautifully maintained single-story home in San Antonio. Offering 1595 sq ft, 3 bedrooms, and 2 full baths, this home features an open-concept layout. The kitchen is the heart of the home, showcasing stainless steel appliances, gas cooking, a deep farmhouse sink, classic white subway tile backsplash, and a spacious island with seating. An extended pantry provides abundant storage and functionality. The private primary suite offers a relaxing retreat with a tiled walk-in shower and generous walk-in closet. Secondary bedrooms are well-sized with ample closet space and natural light. Additional features include luxury vinyl flooring throughout main living areas and wet zones, covered patio, sprinkler system, water softener, EV-ready 220V outlet, added attic storage platforms, and security system. Conveniently located near shopping, dining, and major highways, this home combines modern finishes with practical upgrades-ready for its next owner.

Key facts

• Deep farmhouse sink
• Spacious island
• Gas cooking

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• GAS COOKING
• DEEP FARMHOUSE SINK
• WHITE SUBWAY TILE BACKSPLASH
• SPACIOUS ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $-740 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (33.6% below list).
• Recommended offer: $212k (38.1% below list) — sets the bar for cash-flow.

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: 225 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($322k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,134 (38.1% 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 76 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 3.70%
• Cash-on-cash: -9.25%
• DSCR: 0.59
• GRM: 12.6

CMA / ARV

• ARV (median comp): $354,750
• List price: $342,925
• Delta: -3.33%
• 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
21162 Boulder Flts	0.30mi	4/2.0	1,680 (+5%)	1mo	$368,950	$220	77
21126 Boulder Flts	0.37mi	3/2.0 (-1)	1,595 (-0%)	0mo	$379,950	$238	77
21118 Boulder Flts	0.38mi	4/2.0	1,680 (+5%)	1mo	$367,950	$219	73
21150 Boulder Flts	0.32mi	4/2.0	1,778 (+11%)	1mo	$384,950	$217	66
21130 Boulder Flts	0.36mi	4/2.0	1,778 (+11%)	0mo	$387,950	$218	65
21207 Boulder Flts	0.28mi	4/2.0	1,840 (+15%)	0mo	$365,000	$198	62
21170 Boulder Flts	0.28mi	4/2.5	1,823 (+14%)	3mo	$390,950	$214	60
21154 Boulder Flts	0.31mi	4/2.5	1,823 (+14%)	2mo	$391,950	$215	59
21138 Boulder Flts	0.34mi	4/2.5	1,823 (+14%)	2mo	$393,950	$216	58
21503 Riverton Rise	0.45mi	3/2.0 (-1)	1,770 (+10%)	1mo	$280,000	$158	56
20944 Gravel Keep	0.45mi	4/2.5	1,823 (+14%)	0mo	$417,500	$229	54
20921 Gravel Keep	0.51mi	4/2.5	1,823 (+14%)	0mo	$424,105	$233	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.46×
• Total profit: $139,749
• Equity at exit: $308,934

10-year hold

• IRR: 16.7%
• Equity multiple: 5.68×
• Total profit: $448,896
• Equity at exit: $666,228

Cash invested: $96,019 (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 78266

• Home prices YoY: 3.9%
• Active inventory: 225
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,798
• Tax from tax record: −$514 /mo · $6,166/yr
• Insurance: −$143
• HOA: −$84
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-740

Break-even live

Break-even rent $3,214

Max offer price $212,134

Occupancy floor —

Sensitivity live

Price	-10% $-546	-5% $-643	+0% $-740	+5% $-837	+10% $-934
Rent	-10% $-920	-5% $-830	+0% $-740	+5% $-650	+10% $-561
Rate	-1.0pp $-568	-0.5pp $-653	base $-740	+0.5pp $-829	+1.0pp $-920

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: $85,731
• Closing costs: $10,288
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5518 Stormie Keep San Antonio, TX	4.0	2.0	1779	$2,250	$1.26	3d	1	0.09mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1778	$2,250	$1.27	2d	1	0.09mi
5536 Jewel Curv San Antonio, TX	4.0	2.0	1750	$2,500	$1.43	44d	1	0.12mi
21514 Thunder Basin San Antonio, TX	3.0	2.5	1928	$2,100	$1.09	18d	1	0.30mi
5714 Pin Pt San Antonio, TX	4.0	2.5	2146	$2,400	$1.12	2d	1	0.32mi
5602 Chestnut Xing San Antonio, TX	3.0	2.5	1958	$2,250	$1.15	24d	1	0.36mi
5103 Gully Way San Antonio, TX	4.0	2.0	1778	$2,200	$1.24	12d	1	0.53mi
5015 Gully Way San Antonio, TX	4.0	2.5	2023	$2,400	$1.19	2d	1	0.60mi
5951 Southern Knl San Antonio, TX	3.0	2.0	1648	$2,500	$1.52	2d	1	0.62mi
21339 Watercourse Way San Antonio, TX	4.0	2.5	2171	$2,300	$1.06	45d	1	0.68mi
20859 Rindle Ln San Antonio, TX	4.0	3.0	2032	$2,500	$1.23	20d	1	0.77mi
6015 Akin Stroll San Antonio, TX	3.0	2.0	1534	$2,100	$1.37	44d	1	0.78mi
21027 Watercourse Way San Antonio, TX	4.0	2.5	1823	$2,195	$1.20	21d	1	0.83mi
5819 Akin Pl San Antonio, TX	4.0	2.0	1648	$1,800	$1.09	24d	1	0.89mi
5714 Agave Spine San Antonio, TX	4.0	3.0	2011	$2,600	$1.29	44d	1	0.95mi
22618 Double Bogey San Antonio, TX	4.0	2.0	1720	$1,950	$1.13	4d	1	0.98mi
22507 Green Jacket San Antonio, TX	3.0	2.0	1535	$2,100	$1.37	44d	1	1.00mi
6035 Akin Pl San Antonio, TX	3.0	2.0	1690	$2,100	$1.24	5d	1	1.01mi
5131 Blind Shot San Antonio, TX	4.0	2.0	1572	$2,100	$1.34	44d	1	1.01mi
6022 Akin Quay San Antonio, TX	4.0	2.0	1739	$2,200	$1.27	5d	1	1.02mi
6050 Akin Cir San Antonio, TX	4.0	2.0	2054	$2,450	$1.19	3d	1	1.10mi
6074 Akin Cir San Antonio, TX	4.0	2.5	2092	$2,300	$1.10	44d	1	1.12mi
5106 Blind Shot San Antonio, TX	5.0	2.5	1950	$2,400	$1.23	44d	1	1.20mi
22763 Tee Shot San Antonio, TX	3.0	2.5	2041	$2,300	$1.13	44d	1	1.23mi
23215 Langdon Lndg San Antonio, TX	4.0	2.5	2075	$2,550	$1.23	3d	1	1.26mi
5707 Tpc Pkwy San Antonio, TX	4.0	1.0–3.0	1013	$1,838	$1.81	2d	19	1.29mi
4610 Sebastian Oak San Antonio, TX	3.0	2.0	2094	$2,095	$1.00	18d	1	1.33mi
4526 Bexley Trl San Antonio, TX	3.0	2.0	1657	$1,975	$1.19	2d	1	1.38mi
5505 TPC Pkwy Unit 3213 San Antonio, TX	3.0	2.0	1895	$2,446	$1.29	2d	1	1.42mi
20803 Cape Coral San Antonio, TX	4.0	2.0	1699	$2,200	$1.29	14d	1	1.44mi

HOA detail

• Monthly dues: $84 · $1,008/yr
• Likely covers: watergassecurity

Listing history 18 events

1. 2026-06-18
   days on market $342,925 Active 76 DOM
2. 2026-06-17
   days on market $342,925 Active 75 DOM
3. 2026-06-16
   days on market $342,925 Active 74 DOM
4. 2026-06-13
   days on market $342,925 Active 71 DOM
5. 2026-06-13
   days on market $342,925 Active 70 DOM
6. 2026-06-09
   days on market $342,925 Active 67 DOM
7. 2026-06-08
   days on market $342,925 Active 66 DOM
8. 2026-06-07
   days on market $342,925 Active 65 DOM
9. 2026-06-04
   days on market $342,925 Active 62 DOM
10. 2026-06-03
    days on market $342,925 Active 61 DOM
11. 2026-06-02
    days on market $342,925 Active 60 DOM
12. 2026-06-01
    days on market $342,925 Active 59 DOM
13. 2026-05-31
    days on market $342,925 Active 58 DOM
14. 2026-05-15
    price $342,925 1067-char remark

    Show marketing remark (1067 chars)

    Welcome to The Caden floor plan in Brookstone Creek-where smart design meets everyday comfort in this beautifully maintained single-story home in San Antonio. Offering 1595 sq ft, 3 bedrooms, and 2 full baths, this home features an open-concept layout. The kitchen is the heart of the home, showcasing stainless steel appliances, gas cooking, a deep farmhouse sink, classic white subway tile backsplash, and a spacious island with seating. An extended pantry provides abundant storage and functionality. The private primary suite offers a relaxing retreat with a tiled walk-in shower and generous walk-in closet. Secondary bedrooms are well-sized with ample closet space and natural light. Additional features include luxury vinyl flooring throughout main living areas and wet zones, covered patio, sprinkler system, water softener, EV-ready 220V outlet, added attic storage platforms, and security system. Conveniently located near shopping, dining, and major highways, this home combines modern finishes with practical upgrades-ready for its next owner.

15. 2026-04-03
    listed $354,375 New 1067-char remark

    Show marketing remark (1067 chars)

    Welcome to The Caden floor plan in Brookstone Creek-where smart design meets everyday comfort in this beautifully maintained single-story home in San Antonio. Offering 1595 sq ft, 3 bedrooms, and 2 full baths, this home features an open-concept layout. The kitchen is the heart of the home, showcasing stainless steel appliances, gas cooking, a deep farmhouse sink, classic white subway tile backsplash, and a spacious island with seating. An extended pantry provides abundant storage and functionality. The private primary suite offers a relaxing retreat with a tiled walk-in shower and generous walk-in closet. Secondary bedrooms are well-sized with ample closet space and natural light. Additional features include luxury vinyl flooring throughout main living areas and wet zones, covered patio, sprinkler system, water softener, EV-ready 220V outlet, added attic storage platforms, and security system. Conveniently located near shopping, dining, and major highways, this home combines modern finishes with practical upgrades-ready for its next owner.

16. 2022-09-30
    soldstatus Sold 1193-char remark

    Show marketing remark (1193 chars)

    This is a new D.R. Horton home still under construction. The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 1595 square feet of living space. The stunning elongated entryway leads to two guest bedrooms, a second full bathroom and opens to a centrally located, open-concept dining room, kitchen, and family room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite counter tops, stainless steel appliances, gas cooking range, and classic white subway tile backsplash. An oversized utility room is located off the spacious, elongated pantry. The private main bedroom suite features an attractive walk-in shower, separate water closet and spacious walk-in closet. The standard covered patio is located off the family room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, full yard sod and irrigation system, a professional landscape package, and 2-car garage. This home includes our HOME IS CONNECTED base package which includes the Amazon Dot, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Light Switch, and Thermostat.

17. 2022-08-11
    status Pending 1193-char remark

    Show marketing remark (1193 chars)

    This is a new D.R. Horton home still under construction. The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 1595 square feet of living space. The stunning elongated entryway leads to two guest bedrooms, a second full bathroom and opens to a centrally located, open-concept dining room, kitchen, and family room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite counter tops, stainless steel appliances, gas cooking range, and classic white subway tile backsplash. An oversized utility room is located off the spacious, elongated pantry. The private main bedroom suite features an attractive walk-in shower, separate water closet and spacious walk-in closet. The standard covered patio is located off the family room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, full yard sod and irrigation system, a professional landscape package, and 2-car garage. This home includes our HOME IS CONNECTED base package which includes the Amazon Dot, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Light Switch, and Thermostat.

18. 2022-08-09
    listed $345,500 New 1193-char remark

    Show marketing remark (1193 chars)

    This is a new D.R. Horton home still under construction. The Caden plan is a one-story home featuring 3 bedrooms, 2 baths, and 1595 square feet of living space. The stunning elongated entryway leads to two guest bedrooms, a second full bathroom and opens to a centrally located, open-concept dining room, kitchen, and family room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite counter tops, stainless steel appliances, gas cooking range, and classic white subway tile backsplash. An oversized utility room is located off the spacious, elongated pantry. The private main bedroom suite features an attractive walk-in shower, separate water closet and spacious walk-in closet. The standard covered patio is located off the family room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, full yard sod and irrigation system, a professional landscape package, and 2-car garage. This home includes our HOME IS CONNECTED base package which includes the Amazon Dot, Front Doorbell, Front Door Deadbolt Lock, Home Hub, Light Switch, and Thermostat.

ⓘ 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: $6,166 · $514/mo
• Projected year-2 tax: $6,276 · $523/mo
• Expected delta: +$109/yr (+$9/mo · 1.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 4 d/yr ≥107°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $27,322
• − Mortgage interest: −$19,209
• − Property taxes: −$6,166
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − HOA: −$1,008
• − Depreciation: −$9,976
• Taxable loss: −$15,124
• Est. tax savings @ 24.0%: +$3,630
• After-tax cash flow: $-5,255/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

• City population: 1,806,925
• Population (ZIP): 7,274

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 25% Black 14%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Korean 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: ▲ 13.56%
• Current HPI: 361.01
• Rent YoY: —
• Metro: —
• 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

-0.7% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $342,925 LERA
• 2026-04-03 Listed $354,375 LERA
• 2022-09-30 Sold (MLS) — LERA
• 2022-08-11 Pending — LERA
• 2022-08-09 Listed $345,500 LERA

Property tax history

-3.2%/yr

Latest (2025): $6,166 · -3.9% YoY. Source: county tax records.