5414 Boatman · Kirby, TX 78219

$139,500

3 bd · 1.5 ba · 1,288 sqft · SingleFamily public records · 74 Days on market

Built 1966 7,492 sqft lot $108/sqft · 31% below area Est $202k · 31% under ↓ 3% since listing

---

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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• 1% rule +5.9/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Discover this 1,288 sq. ft. gem in the heart of Kirby! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers a solid foundation for your vision. The interior features a functional kitchen with included appliances and well-maintained carpeting throughout. Enjoy the convenience of an attached garage and a layout that flows naturally between living spaces. Located in a quiet neighborhood with easy access to I-35, this property is a fantastic opportunity for those looking to personalize a home with great bones

Key facts

• Functional kitchen
• Attached garage
• Easy access to i-35

Tags

• FUNCTIONAL KITCHEN
• INCLUDED APPLIANCES
• WELL MAINTAINED CARPETING
• ATTACHED GARAGE
• QUIET NEIGHBORHOOD
• EASY ACCESS TO I-35

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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: $131k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.5% in Kirby — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#761 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools F, crime F, amenities F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.7%/yr); 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($964 loan paydown + $4k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 7.7% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $131,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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: 1.09% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,082
• List price: $139,500
• Delta: -30.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5422 Pageland	0.14mi	3/2.0	1,311 (+2%)	2mo	$289,000	$220	87
5310 Boatman Rd	0.10mi	3/1.5	1,300 (+1%)	13mo	$210,000	$162	83
5314 Borchers Dr	0.13mi	4/2.0 (+1)	1,317 (+2%)	12mo	$215,000	$163	73
5218 Swann	0.24mi	3/1.5	1,188 (-8%)	11mo	$179,700	$151	67
5346 Binz Engleman	0.40mi	3/2.0	1,418 (+10%)	0mo	$175,000	$123	62
5138 Gordon Cooper	0.40mi	3/2.0	1,221 (-5%)	11mo	$199,000	$163	61
5109 Wheatland	0.31mi	3/2.0	1,194 (-7%)	13mo	$160,000	$134	61
815 Hickory Hill Dr	0.68mi	3/2.0	1,316 (+2%)	4mo	$125,000	$95	59
5229 Swann	0.24mi	3/1.0	1,479 (+15%)	7mo	$194,555	$132	57
5402 Happiness	0.46mi	3/2.0	1,399 (+9%)	8mo	$200,000	$143	56
3519 Candlehead Ln	0.75mi	4/2.0 (+1)	1,224 (-5%)	2mo	$195,000	$159	48
2610 Yaupon Rnch	0.72mi	3/2.0	1,451 (+13%)	8mo	$240,000	$165	37

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

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.68×
• Total profit: $26,691
• Equity at exit: $60,609

10-year hold

• IRR: 16.9%
• Equity multiple: 3.71×
• Total profit: $105,698
• Equity at exit: $91,792

Cash invested: $39,060 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 66
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$732
• Tax from tax record: −$344 /mo · $4,126/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $66

Break-even live

Break-even rent $1,435

Max offer price $139,500

Occupancy floor 91%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5405 Borchers Dr San Antonio, TX	3.0	1.0	1024	$1,295	$1.26	2d	1	0.12mi
2644 Ackerman Rd San Antonio, TX	1.0–3.0	1.0–2.0	853	$1,230	$1.44	43d	1	0.22mi
2707 Alan Shepard Dr San Antonio, TX	3.0	2.0	1285	$1,900	$1.48	43d	1	0.72mi
5039 Ed White St Unit 78219 San Antonio, TX	3.0	2.0	1145	$1,600	$1.40	4d	1	0.74mi
3707 Autumn Ln San Antonio, TX	3.0	2.0	1340	$1,500	$1.12	43d	1	0.80mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	43d	1	0.81mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	2d	1	0.84mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	24d	1	0.85mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	20d	1	0.85mi
4819 Lunar San Antonio, TX	3.0	2.0	1148	$1,289	$1.12	4d	1	0.88mi
5015 David Scott Dr San Antonio, TX	3.0	2.0	1356	$1,750	$1.29	24d	1	0.88mi
3407 Alan Shepard Dr San Antonio, TX	3.0	2.0	1174	$1,700	$1.45	24d	1	0.88mi
2631 Sunset Bnd San Antonio, TX	3.0	2.0	1355	$1,650	$1.22	24d	1	0.91mi
5003 Starfire St San Antonio, TX	3.0	2.0	1277	$1,650	$1.29	4d	1	0.92mi
5019 Starfire St San Antonio, TX	3.0	2.0	1532	$2,100	$1.37	43d	1	0.93mi
5212 Vinecrest Cir San Antonio, TX	3.0	2.5	1421	$2,100	$1.48	43d	1	0.97mi
4203 Misty Springs Dr San Antonio, TX	3.0	2.5	1525	$1,495	$0.98	24d	1	0.97mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	0.98mi
2540 Corian Glen Dr San Antonio, TX	3.0	2.0	1178	$1,300	$1.10	22d	1	0.98mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	1.00mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	1.00mi
4074 Gallery Sun Dr San Antonio, TX	2.0	1.0	969	$1,295	$1.34	43d	1	1.03mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	24d	1	1.03mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	43d	1	1.05mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	1.06mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	2d	1	1.06mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	1.07mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	43d	1	1.07mi
3633 Candlebrook Ln San Antonio, TX	3.0	2.0	1621	$1,495	$0.92	24d	1	1.07mi
3710 Candleglenn San Antonio, TX	3.0	2.5	1582	$1,650	$1.04	3d	1	1.08mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	22d	1	1.08mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	20d	1	1.08mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	1.08mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	1.10mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	1.10mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	24d	1	1.10mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	20d	1	1.10mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	43d	1	1.11mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	1.12mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	24d	1	1.14mi

Listing history 13 events

1. 2026-06-09
   days on market $139,500 Active 74 DOM
2. 2026-06-08
   days on market $139,500 Active 73 DOM
3. 2026-06-07
   days on market $139,500 Active 72 DOM
4. 2026-06-04
   days on market $139,500 Active 69 DOM
5. 2026-06-03
   days on market $139,500 Active 68 DOM
6. 2026-06-02
   days on market $139,500 Active 67 DOM
7. 2026-06-01
   days on market $139,500 Active 66 DOM
8. 2026-05-31
   days on market $139,500 Active 65 DOM
9. 2026-04-27
   price $139,500 521-char remark

   Show marketing remark (521 chars)

   Discover this 1,288 sq. ft. gem in the heart of Kirby! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers a solid foundation for your vision. The interior features a functional kitchen with included appliances and well-maintained carpeting throughout. Enjoy the convenience of an attached garage and a layout that flows naturally between living spaces. Located in a quiet neighborhood with easy access to I-35, this property is a fantastic opportunity for those looking to personalize a home with great bones

10. 2026-03-27
    listed $144,500 New 521-char remark

    Show marketing remark (521 chars)

    Discover this 1,288 sq. ft. gem in the heart of Kirby! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers a solid foundation for your vision. The interior features a functional kitchen with included appliances and well-maintained carpeting throughout. Enjoy the convenience of an attached garage and a layout that flows naturally between living spaces. Located in a quiet neighborhood with easy access to I-35, this property is a fantastic opportunity for those looking to personalize a home with great bones

11. 2007-02-05
    soldstatus
12. 2006-02-01
    soldstatus
13. 1998-08-11
    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: $4,126 · $344/mo
• Projected year-2 tax: $4,126 · $344/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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,218
• − Mortgage interest: −$7,814
• − Property taxes: −$4,126
• − Insurance: −$698
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,058
• Taxable loss: −$1,392
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,125/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 of 826 in TX

Livability — Kirby

• Score: 64/100
• State rank: #761
• US rank: #13943

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirby, TX
• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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

-3.5% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $139,500 LERA
• 2026-03-27 Listed $144,500 LERA
• 2007-02-05 Sold (Public Records) — Public Records
• 2006-02-01 Sold (Public Records) — Public Records
• 1998-08-11 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $4,126 · +13.1% YoY. Source: county tax records.