4627 Flying Hooves · San Antonio, TX 78222

$189,990

2 bd · 2.0 ba · 968 sqft · SingleFamily · 108 Days on market

Built 2026 Good condition $196/sqft · 15% below area Est $223k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +9.4/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside the Alps floor plan, where a welcoming front porch opens into a light-filled foyer and a spacious, open layout. Just beyond the entrance sits a secondary bedroom with easy access to a nearby full bath, making it ideal for guests or flexible use. The kitchen, complete with a convenient pantry, connects smoothly to the dining area and large family room, creating a comfortable space for meals, conversation, and everyday routines. A rear door off the family room leads directly outside, offering a simple spot to unwind or entertain. Tucked toward the back of the home, the primary suite delivers a quiet and private escape. This well-appointed space includes a roomy walk-in closet and

Key facts

• Secondary bedroom
• Large family room
• Dining area

Tags

• LIGHT-FILLED FOYER
• SECONDARY BEDROOM
• FULL BATH
• CONVENIENT PANTRY
• DINING AREA
• LARGE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.5% below list).
• Recommended offer: $149k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,196 (21.5% 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 108 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $222,952
• List price: $189,990
• Delta: -14.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3030 Dreamweaver	0.08mi	2/2.0	1,106 (+14%)	3mo	$220,740	$200	70
5206 Thistle Pl	0.08mi	2/2.0	1,106 (+14%)	3mo	$216,490	$196	70
5215 Thistle Pl	0.06mi	2/2.0	1,106 (+14%)	5mo	$214,990	$194	69
4726 Flying Hooves	0.10mi	2/3.0	1,106 (+14%)	0mo	$199,990	$181	68
5243 Thistle Pl	0.01mi	2/2.0	1,106 (+14%)	13mo	$219,490	$198	65
5315 Thistle Pl	0.04mi	2/2.0	1,106 (+14%)	12mo	$217,990	$197	64
5302 Thistle Pl	0.06mi	2/2.0	1,106 (+14%)	13mo	$220,990	$200	62
5935 Lake Victoria	0.68mi	2/1.0	981 (+1%)	12mo	$160,000	$163	52
2431 Bermuda Dr	0.51mi	3/2.0 (+1)	1,012 (+4%)	20mo	$100,000	$99	47
3534 Lake Tahoe	0.72mi	3/1.5 (+1)	1,008 (+4%)	23mo	$177,900	$176	33

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: -19.8%
• Equity multiple: 0.30×
• Total profit: $-37,266
• Equity at exit: $28,328

10-year hold

• IRR: -10.1%
• Equity multiple: 0.35×
• Total profit: $-34,713
• Equity at exit: $16,427

Cash invested: $53,197 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,492 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-134

Break-even live

Break-even rent $1,662

Max offer price $170,552

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-69	+0% $-134	+5% $-200	+10% $-266
Rent	-10% $-252	-5% $-193	+0% $-134	+5% $-75	+10% $-16
Rate	-1.0pp $-39	-0.5pp $-86	base $-134	+0.5pp $-184	+1.0pp $-234

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Bermuda Dr San Antonio, TX	3.0	2.0	1080	$1,400	$1.30	0d	1	0.30mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	45d	1	0.68mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	25d	1	0.72mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	1.26mi
2825 S WW White Rd San Antonio, TX	2.0	2.0	1007	$927	$0.92	45d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $189,990 Active 108 DOM
2. 2026-06-18
   days on market $189,990 Active 105 DOM
3. 2026-06-17
   days on market $189,990 Active 104 DOM
4. 2026-06-16
   days on market $189,990 Active 103 DOM
5. 2026-06-15
   days on market $189,990 Active 102 DOM
6. 2026-06-13
   days on market $189,990 Active 100 DOM
7. 2026-06-09
   days on market $189,990 Active 96 DOM
8. 2026-06-08
   days on market $189,990 Active 95 DOM
9. 2026-06-07
   days on market $189,990 Active 94 DOM
10. 2026-06-04
    pricedays on market $189,990 Active 91 DOM
11. 2026-06-03
    days on market $202,490 Active 90 DOM
12. 2026-06-02
    days on market $202,490 Active 89 DOM
13. 2026-06-01
    days on market $202,490 Active 88 DOM
14. 2026-05-31
    days on market $202,490 Active 87 DOM
15. 2026-05-01
    historical
16. 2026-04-23
    listed $189,900 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $17,904
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,432
• − Management: −$1,432
• − Depreciation: −$5,527
• Taxable loss: −$4,930
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $-429/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has potential for minor updates to enhance its curb appeal and interior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and the home's value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value.
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters.
• Both HVAC maintenance and minor repairs — A clean and functioning HVAC system is crucial for both comfort and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters. ↑
• Both HVAC maintenance and minor repairs — A clean and functioning HVAC system is crucial for both comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-01 Listing Removed — LERA
• 2026-04-23 Listed $189,900 LERA