7013 Glen Mist · San Antonio, TX 78239

$120,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 226 Days on market

Built 1973 2,526 sqft lot $93/sqft · 38% below area Est $194k · 38% under ↓ 14% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now open to owner finance with a minimum of 40 K down! Come check out this 3 bedroom- 2.5 bath, two story home (town home style) single family residence. Move in ready, lots of potential to make it your own! All bedrooms are located upstairs. Stove and refrigerator to convey with the property. Carport in the back for convenient parking. Located in Converse area, near local shops, easy access to highways, Easy go and show!

Key facts

• Carport in the back
• Two story home
• 2,526 sq ft lot

Tags

• TWO STORY HOME
• SINGLE FAMILY RESIDENCE
• ALL BEDROOMS UPSTAIRS
• STOVE AND REFRIGERATOR CONVEY
• CARPORT IN THE BACK
• EASY ACCESS TO HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• 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.
• Zoned schools: Montgomery El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 263 students, 92% FRL); White Middle (math 28% / reading 40%, grade F, #892 of 1,662 statewide, top 55%, 944 students, 68% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 77% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-16 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($106k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.26% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.60%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $194,068
• List price: $120,000
• Delta: -38.17%
• 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
7110 Glen Grv	0.38mi	3/2.0	1,226 (-5%)	6mo	$170,000	$139	70
7806 Nopalitos Cv	0.47mi	3/2.0	1,225 (-5%)	1mo	$155,000	$127	69
7511 Lago Frio	0.34mi	3/2.0	1,380 (+7%)	9mo	$195,000	$141	65
6818 De Palma	0.24mi	3/2.0	1,460 (+13%)	5mo	$184,900	$127	62
7146 Glen Grv	0.39mi	3/2.0	1,400 (+9%)	6mo	$83,000	$59	62
7230 Glen Hvn	0.37mi	3/2.0	1,408 (+9%)	8mo	$182,000	$129	60
7274 Montgomery Dr	0.63mi	4/2.0 (+1)	1,344 (+4%)	1mo	$199,864	$149	58
7215 Winding Cloud	0.35mi	3/2.0	1,450 (+13%)	8mo	$194,900	$134	56
6723 Dragway Farm	0.46mi	3/2.5	1,437 (+12%)	5mo	$165,000	$115	53
7207 Glen Pt	0.51mi	3/1.0	1,152 (-11%)	7mo	$99,000	$86	49
7206 Glen Hvn	0.34mi	4/2.0 (+1)	1,475 (+14%)	9mo	$144,900	$98	48
7322 Goya	0.72mi	3/2.0	1,156 (-10%)	12mo	$150,000	$130	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $405
• Equity at exit: $17,892

10-year hold

• IRR: 6.7%
• Equity multiple: 1.43×
• Total profit: $14,562
• Equity at exit: $10,375

Cash invested: $33,600 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 211
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $381

Break-even live

Break-even rent $1,025

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $449	-5% $415	+0% $381	+5% $347	+10% $313
Rent	-10% $262	-5% $321	+0% $381	+5% $440	+10% $500
Rate	-1.0pp $441	-0.5pp $411	base $381	+0.5pp $350	+1.0pp $318

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	45d	1	0.08mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	9d	1	0.15mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,569	$1.04	17d	1	0.23mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,539	$1.02	5d	1	0.23mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	45d	1	0.26mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	21d	1	0.27mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	3d	1	0.27mi
7211 Barrel Stage San Antonio, TX	4.0	2.0	1418	$1,785	$1.26	0d	1	0.35mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	25d	1	0.36mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	25d	1	0.37mi
7031 Winding Shelf San Antonio, TX	3.0	2.0	1450	$1,665	$1.15	0d	1	0.37mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	25d	1	0.38mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	45d	1	0.39mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	45d	1	0.39mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	25d	1	0.40mi
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	45d	1	0.40mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	19d	1	0.40mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	6d	1	0.40mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	16d	1	0.40mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,505	$1.05	0d	1	0.41mi
7218 Winding Finger San Antonio, TX	4.0	2.0	1627	$1,645	$1.01	45d	1	0.42mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	16d	1	0.43mi
7831 Hedrick Farm San Antonio, TX	3.0	3.0	1556	$1,535	$0.99	0d	1	0.44mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,500	$1.09	0d	1	0.44mi
7247 Winding Fence San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	0d	1	0.46mi
7422 Branching Peak San Antonio, TX	3.0	2.5	1605	$1,669	$1.04	4d	1	0.47mi
7238 Winding Fence San Antonio, TX	4.0	2.0	1627	$1,695	$1.04	23d	1	0.48mi
7006 Winding Draw San Antonio, TX	4.0	2.5	1687	$1,699	$1.01	45d	1	0.49mi
6647 Arbor Farm San Antonio, TX	3.0	2.5	1807	$1,760	$0.97	0d	1	0.49mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	45d	1	0.50mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	45d	1	0.51mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	4d	1	0.52mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	45d	1	0.56mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	45d	1	0.56mi
7426 Circle Farm San Antonio, TX	3.0	2.5	1572	$1,525	$0.97	45d	1	0.57mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	45d	1	0.59mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	25d	1	0.62mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	25d	1	0.62mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	17d	1	0.62mi
7500 Paradise Rd San Antonio, TX	3.0	2.0	1650	$1,950	$1.18	45d	1	0.62mi

Listing history 9 events

1. 2026-06-04
   days on market $120,000 Active 226 DOM
2. 2026-06-03
   days on market $120,000 Active 225 DOM
3. 2026-06-02
   days on market $120,000 Active 224 DOM
4. 2026-06-01
   days on market $120,000 Active 223 DOM
5. 2026-05-31
   days on market $120,000 Active 222 DOM
6. 2026-04-15
   price $120,000 425-char remark

   Show marketing remark (425 chars)

   Now open to owner finance with a minimum of 40 K down! Come check out this 3 bedroom- 2.5 bath, two story home (town home style) single family residence. Move in ready, lots of potential to make it your own! All bedrooms are located upstairs. Stove and refrigerator to convey with the property. Carport in the back for convenient parking. Located in Converse area, near local shops, easy access to highways, Easy go and show!

7. 2025-10-21
   listed $140,000 New 425-char remark

   Show marketing remark (425 chars)

   Now open to owner finance with a minimum of 40 K down! Come check out this 3 bedroom- 2.5 bath, two story home (town home style) single family residence. Move in ready, lots of potential to make it your own! All bedrooms are located upstairs. Stove and refrigerator to convey with the property. Carport in the back for convenient parking. Located in Converse area, near local shops, easy access to highways, Easy go and show!

8. 2009-03-13
   soldstatus
9. 1997-04-24
   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: $1,565 · $130/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$631/yr (+$53/mo · 40.3%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,085
• − Mortgage interest: −$6,722
• − Property taxes: −$1,565
• − Insurance: −$600
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$3,491
• Taxable income: $2,813
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $3,895/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $120,000 LERA
• 2025-10-21 Listed $140,000 LERA
• 2009-03-13 Sold (Public Records) — Public Records
• 1997-04-24 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,565 · +1.8% YoY. Source: county tax records.