26902 Sparrow Rdg · San Antonio, TX 78261

$347,000

4 bd · 2.5 ba · 2,610 sqft · SingleFamily public records · 37 Days on market

Built 2004 5,227 sqft lot $133/sqft · at area comps Est $362k · at est. $56/mo HOA · 2% 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).

• Cash flow +9.6/30.0
• ARV discount +9.3/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

Key facts

• Double sinks
• Updated kitchen
• Walk in closet

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• WALK IN CLOSET
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER

Property features AI

Finance

• Other: Possession at closing/funding
• HOA & community: Mandatory HOA; Quarterly HOA fee of $167.49; Association transfer fee $250; Subdivision: TRINITY OAKS / TRINITY OAKS I; Neighborhood amenities: other (see remarks)

Exterior

• Parking: Attached 2-car garage
• Utilities: Sewer service
• Home design: Pre-owned; Approximately 22 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Additional exterior details (see remarks)

Interior

• Kitchen: Kitchen (15 x 12)
• Bedrooms: Master bedroom (16 x 13); Bedroom 2 (15 x 11); Bedroom 3 (15 x 11); Bedroom 4 (15 x 11)
• Flooring: Carpeting; Ceramic tile; Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Owned security system

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $347k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (25.7% below list).
• Recommended offer: $258k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Indian Springs El (math 62% / reading 60%, grade B, #368 of 4,322 statewide, top 9%, 747 students, 13% FRL); Pieper H S (1,450 students, 16% FRL) — zoned schools average 14% FRL vs 31% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $10k 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 37 days — a 3% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,683 (25.7% 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 37 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.74% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (median comp): $361,629
• List price: $347,000
• Delta: -4.05%
• 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
26907 Sparrow	0.03mi	4/2.5	2,538 (-3%)	9mo	$349,000	$138	87
26734 Rustic Brk	0.21mi	4/2.5	2,514 (-4%)	2mo	$399,999	$159	82
27015 Trinity Woods	0.27mi	4/3.5	2,626 (+1%)	2mo	$464,900	$177	81
2730 Trinity Fls	0.25mi	4/2.5	2,514 (-4%)	4mo	$409,990	$163	79
27007 Trinity Bnd	0.25mi	3/3.0 (-1)	2,543 (-3%)	1mo	$400,000	$157	76
26918 Redstone Hl	0.07mi	4/2.5	2,296 (-12%)	6mo	$349,990	$152	72
2710 Trinity Rdg	0.31mi	4/3.0	2,795 (+7%)	6mo	$399,999	$143	67
27103 Trinity Hts	0.33mi	4/2.0	2,363 (-10%)	9mo	$404,900	$171	60
2145 Glendon	0.51mi	4/3.5	2,727 (+4%)	8mo	$675,000	$248	58
26952 Rustic Brk	0.34mi	5/3.5 (+1)	2,894 (+11%)	1mo	$419,000	$145	56
2818 Silverton Ct	0.28mi	3/2.0 (-1)	2,235 (-14%)	2mo	$399,900	$179	54
2928 Hidden Elm	0.53mi	4/2.5	2,961 (+13%)	3mo	$745,000	$252	50

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.33×
• Total profit: $-65,055
• Equity at exit: $51,739

10-year hold

• IRR: -7.3%
• Equity multiple: 0.49×
• Total profit: $-49,125
• Equity at exit: $30,002

Cash invested: $97,160 (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 78261

• Home prices YoY: -15.0%
• Rents YoY: 5.4%
• Active inventory: 236
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,577 high
• Mortgage (P&I): −$1,820
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$145
• HOA: −$56
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-237

Break-even live

Break-even rent $2,876

Max offer price $305,179

Occupancy floor —

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: $86,750
• Closing costs: $10,410
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26610 Sparrow Rdg San Antonio, TX	4.0	2.5	2226	$2,100	$0.94	44d	1	0.18mi
2602 Sierra Peak San Antonio, TX	5.0	3.5	3393	$3,595	$1.06	4d	1	0.21mi
26144 Amber Sky San Antonio, TX	4.0	3.5	3744	$2,795	$0.75	44d	1	0.79mi
2514 Ladera Bnd San Antonio, TX	4.0	3.0	3008	$2,995	$1.00	4d	1	0.85mi
1507 Lookout Pt San Antonio, TX	4.0	3.0	3193	$2,800	$0.88	24d	1	1.22mi
25907 Torch Lily San Antonio, TX	3.0	2.5	1983	$1,950	$0.98	44d	1	1.28mi
1730 Twilight Blf San Antonio, TX	3.0	2.5	2403	$2,150	$0.89	4d	1	1.33mi
1751 Stargazer Pass San Antonio, TX	3.0	2.0	2032	$2,395	$1.18	44d	1	1.34mi
25803 Torch Lily San Antonio, TX	3.0	2.5	2403	$2,095	$0.87	13d	1	1.41mi
1619 Spice Spg San Antonio, TX	4.0	2.5	2336	$2,430	$1.04	3d	1	1.44mi
1514 Mallard Hvn San Antonio, TX	3.0	3.0	3007	$2,900	$0.96	44d	1	1.44mi
25610 Crimson Beauty San Antonio, TX	4.0	3.0	2740	$2,125	$0.78	3d	1	1.44mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 23 events

1. 2026-06-04
   status $347,000 Pending 37 DOM
2. 2026-06-03
   days on market $347,000 Price Change 37 DOM
3. 2026-06-02
   days on market $347,000 Price Change 36 DOM
4. 2026-06-01
   days on market $347,000 Price Change 35 DOM
5. 2026-05-31
   days on market $347,000 Price Change 34 DOM
6. 2026-05-14
   price $359,000 469-char remark
7. 2026-04-27
   listed $365,000 New 469-char remark
8. 2026-04-17
   soldstatus
9. 2015-12-08
   soldstatus
10. 2015-12-07
    soldstatus Sold 279-char remark

    Show marketing remark (279 chars)

    * PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

11. 2015-11-06
    status Pending 279-char remark

    Show marketing remark (279 chars)

    * PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

12. 2015-10-06
    historical Active Option 279-char remark

    Show marketing remark (279 chars)

    * PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

13. 2015-10-01
    price $190,000 279-char remark

    Show marketing remark (279 chars)

    * PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

14. 2015-08-28
    listed $200,000 New 279-char remark

    Show marketing remark (279 chars)

    * PRICED TO SELL NOW! * LARGE 4/2.5/2 IN GREAT NEIGHBORHOOD * SMITHSON VALLEY CISD SCHOOLS * OPEN FLOOR PLAN * MASTER DOWNSTAIRS * SEPARATE DINING * HUGE GAME ROOM * LARGE SECONDARY BEDROOMS W/ WALK IN CLOSETS * LARGE LEVEL BACK YARD * OVER 2600 SF +/- * LESS THAN 10 YRS YOUNG *

15. 2015-08-13
    historical
16. 2015-05-16
    listed $220,000 New
17. 2013-06-26
    soldstatus
18. 2008-01-30
    soldstatus
19. 2007-11-28
    historical
20. 2007-07-05
    listed $170,100
21. 2007-03-22
    soldstatus
22. 2007-03-19
    historical
23. 2007-01-27
    listed $205,000

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $6,350 · $529/mo
• Expected delta: +$3,324/yr (+$277/mo · 109.9%)

ⓘ 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 7 d/yr ≥106°F today · 21 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: $30,922
• − Mortgage interest: −$19,437
• − Property taxes: −$3,026
• − Insurance: −$1,735
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − HOA: −$672
• − Depreciation: −$10,095
• Taxable loss: −$8,990
• Est. tax savings @ 24.0%: +$2,158
• After-tax cash flow: $-683/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: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 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): 26,657
• Household income: $147,727
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 257.0

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 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 36% Two or more races 25% Black 9% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -40.32%
• Current HPI: 227.8859
• Rent YoY: ▲ 5.37%
• 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

+69.3% since first listed

20 events — show timeline

• 2026-06-03 Pending — LERA
• 2026-05-28 Price Changed $347,000 LERA
• 2026-05-14 Price Changed $359,000 LERA
• 2026-04-27 Listed $365,000 LERA
• 2026-04-17 Sold (Public Records) — Public Records
• 2015-12-08 Sold (Public Records) — Public Records
• 2015-12-07 Sold (MLS) — LERA
• 2015-11-06 Pending — LERA
• 2015-10-06 Contingent — LERA
• 2015-10-01 Price Changed $190,000 LERA
• 2015-08-28 Listed $200,000 LERA
• 2015-08-13 Listing Removed — LERA
• 2015-05-16 Listed $220,000 LERA
• 2013-06-26 Sold (Public Records) — Public Records
• 2008-01-30 Sold (MLS) — LERA
• 2007-11-28 Listing Removed — LERA
• 2007-07-05 Listed $170,100 LERA
• 2007-03-22 Sold (Public Records) — Public Records
• 2007-03-19 Listing Removed — LERA
• 2007-01-27 Listed $205,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $3,026 · -56.9% YoY. Source: county tax records.