246 Flintstone Ln · Universal City, TX 78148

$220,000

5 bd · 2.0 ba · 1,738 sqft · SingleFamily public records · 336 Days on market

Built 1964 8,624 sqft lot Est $250k · 12% under

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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 +27.9/30.0
• ARV discount +12.9/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

Key facts

• Open backyard
• 8,624 sq ft lot
• Garage

Tags

• OPEN BACKYARD

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Located in the NORTHVIEW subdivision

Exterior

• Parking: Converted garage
• Utilities: City water; SAWS water supplier; SAWS sewer service; CPS gas supplier; CPS electricity supplier; City garbage service
• Home design: Pre-owned property; Approximately 62 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Kitchen (approx. 9 x 8)
• Bedrooms: Master bedroom on lower level (approx. 13 x 11); Bedroom 2 (approx. 9 x 11); Bedroom 3 (approx. 10 x 10); Bedroom 4 (approx. 10 x 9); Bedroom 5 (approx. 11 x 15)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; Separate dining room; Game room; Converted garage used as interior space; Laundry room; Washer and dryer connections
• Laundry & utility: Washer connection; Dryer connection; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.1% in Universal City — 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 74/100 on livability (#174 in TX, #4,608 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents flat; 128 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 44% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 336 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 336 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 1964 — 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. 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.
6. 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.
7. 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: 10.00%
• Cash-on-cash: 13.25%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $250,272
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Byrd	0.13mi	4/3.0 (-1)	1,652 (-5%)	8mo	$248,900	$151	70
154 Parkview Dr	0.37mi	5/3.0	1,820 (+5%)	5mo	$259,000	$142	67
309 North Blvd	0.65mi	4/2.0 (-1)	1,755 (+1%)	2mo	$265,000	$151	61
134 Oaklane	0.54mi	4/2.0 (-1)	1,835 (+6%)	6mo	$265,000	$144	55
114 Beechwood	0.63mi	4/2.0 (-1)	1,637 (-6%)	4mo	$229,900	$140	53
138 Oaklane Dr	0.54mi	4/2.0 (-1)	1,835 (+6%)	15mo	$254,000	$138	48
305 E Byrd Blvd	0.66mi	4/2.0 (-1)	1,635 (-6%)	24mo	$239,980	$147	34

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,130
• Equity at exit: $32,803

10-year hold

• IRR: 7.5%
• Equity multiple: 1.51×
• Total profit: $31,191
• Equity at exit: $19,022

Cash invested: $61,600 (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 78148

• Home prices YoY: -11.5%
• Rents YoY: 0.6%
• Active inventory: 128
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,767 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$260 /mo · $3,121/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $680

Break-even live

Break-even rent $1,906

Max offer price $220,000

Occupancy floor 70%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 E Lindbergh Blvd Universal City, TX	4.0	2.5	1750	$2,100	$1.20	1d	1	0.63mi
550 Westoak Universal City, TX	4.0	2.0	1884	$4,000	$2.12	1d	1	1.21mi
506 Balboa Dr Universal City, TX	4.0	2.0	1800	$4,500	$2.50	1d	1	1.34mi
9846 Shetland Pass Converse, TX	4.0	3.0	2029	$1,995	$0.98	43d	1	1.37mi

Listing history 40 events

1. 2026-06-18
   days on market $220,000 Active 336 DOM
2. 2026-06-17
   days on market $220,000 Active 335 DOM
3. 2026-06-16
   days on market $220,000 Active 334 DOM
4. 2026-06-13
   days on market $220,000 Active 331 DOM
5. 2026-06-13
   days on market $220,000 Active 330 DOM
6. 2026-06-09
   days on market $220,000 Active 327 DOM
7. 2026-06-08
   days on market $220,000 Active 326 DOM
8. 2026-06-07
   days on market $220,000 Active 325 DOM
9. 2026-06-04
   days on market $220,000 Active 322 DOM
10. 2026-06-03
    days on market $220,000 Active 321 DOM
11. 2026-06-02
    days on market $220,000 Active 320 DOM
12. 2026-06-01
    days on market $220,000 Active 319 DOM
13. 2026-05-31
    days on market $220,000 Active 318 DOM
14. 2026-05-08
    price $220,000
15. 2026-02-04
    price $239,000
16. 2025-09-19
    price $245,000
17. 2025-08-28
    price $248,000
18. 2025-07-17
    listed $250,000 New
19. 2021-03-03
    soldstatus
20. 2021-02-26
    soldstatus Sold 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

21. 2021-02-21
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

22. 2021-01-23
    historical Active Option 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

23. 2021-01-16
    status Back on Market 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

24. 2020-12-10
    historical Active Option 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

25. 2020-11-10
    price $162,000 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

26. 2020-10-14
    price $162,999 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

27. 2020-10-13
    status Price Change 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

28. 2020-10-08
    historical Active Option 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

29. 2020-10-07
    price $163,500 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

30. 2020-10-01
    status Back on Market 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

31. 2020-09-15
    historical Active Option 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

32. 2020-08-12
    listed $165,000 New 260-char remark

    Show marketing remark (260 chars)

    Hard to find 5 bedroom single story home in Universal City! Recently replaced roof, freshly painted from the inside out, updated floors, updated central air/heat, nice sized backyard, and large bonus room to utilize as an Office, Game Room, or 2nd Living room.

33. 2005-12-30
    historical
34. 2005-09-23
    listed $82,300
35. 2004-08-23
    soldstatus
36. 2004-08-06
    soldstatus
37. 2004-07-13
    listed $59,900
38. 2001-04-04
    soldstatus
39. 2001-02-28
    soldstatus
40. 1994-01-01
    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: $3,121 · $260/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$905/yr (+$75/mo · 29.0%)

ⓘ 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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,200
• − Mortgage interest: −$12,323
• − Property taxes: −$3,121
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − Depreciation: −$6,400
• Taxable income: $4,944
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,976/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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — Universal City

• Score: 74/100
• State rank: #174
• US rank: #4608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Universal City, TX
• County: Bexar County · 1,990,555 people
• City population: 22,187
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,187
• Household income: $74,783
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 723.0

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: White 42% Hispanic / Latino 38% Two or more races 19% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 31% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 2% Tagalog/Filipino 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: ▼ -32.94%
• Current HPI: 252.7143
• Rent YoY: ▲ 0.58%
• 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

+267.3% since first listed

27 events — show timeline

• 2026-05-08 Price Changed $220,000 LERA
• 2026-02-04 Price Changed $239,000 LERA
• 2025-09-19 Price Changed $245,000 LERA
• 2025-08-28 Price Changed $248,000 LERA
• 2025-07-17 Listed $250,000 LERA
• 2021-03-03 Sold (Public Records) — Public Records
• 2021-02-26 Sold (MLS) — LERA
• 2021-02-21 Pending — LERA
• 2021-01-23 Contingent — LERA
• 2021-01-16 Relisted — LERA
• 2020-12-10 Contingent — LERA
• 2020-11-10 Price Changed $162,000 LERA
• 2020-10-14 Price Changed $162,999 LERA
• 2020-10-13 Relisted — LERA
• 2020-10-08 Contingent — LERA
• 2020-10-07 Price Changed $163,500 LERA
• 2020-10-01 Relisted — LERA
• 2020-09-15 Contingent — LERA
• 2020-08-12 Listed $165,000 LERA
• 2005-12-30 Listing Removed — LERA
• 2005-09-23 Listed $82,300 LERA
• 2004-08-23 Sold (Public Records) — Public Records
• 2004-08-06 Sold (MLS) — LERA
• 2004-07-13 Listed $59,900 LERA
• 2001-04-04 Sold (Public Records) — Public Records
• 2001-02-28 Sold (Public Records) — Public Records
• 1994-01-01 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $3,121 · -46.8% YoY. Source: county tax records.