7014 Grand Valley Dr · San Antonio, TX 78242

$165,000

4 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 43 Days on market

Built 1970 0.25 ac lot $146/sqft · 10% below area Est $183k · 10% under ↓ 13% since listing

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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 +15.3/30.0
• ARV discount +12.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a for a buyer who wants a rental property. Currently rented with a lease in place. Income producing Rental Property with strong cash-flow potential! This rental property offers an excellent chance for investors looking to expand their portfolio with a property positioned for consistent returns. Recently updated 5-bedroom, 2-bath home offering 1,132 square feet of functional living space. Features include living and dining areas, newer flooring throughout, and fresh interior and exterior paint. Major updates include newer HVAC, furnace, and water heater, adding long-term value. The home also offers an interior laundry room, covered carport, and flexible bedroom layout ideal for large

Key facts

• Newer flooring
• Newer furnace
• Recently updated

Tags

• STRONG CASH FLOW POTENTIAL
• RECENTLY UPDATED
• NEWER FLOORING
• NEWER HVAC
• NEWER FURNACE
• NEWER WATER HEATER

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Currently being leased (lease expires February 14, 2029); Down payment resource not available
• HOA & community: Subdivision: Valley Forest

Exterior

• Utilities: Gas service by CPS; Electric service by CPS; Water service by SAWS; Water and sewer systems
• Home design: Pre-owned single family property; Approximate age: 56 years
• Construction: Asbestos shingle exterior; Composition roof; Slab foundation
• Exterior features: Privacy fence; Chain link fence; City view; Street paved with curbs

Interior

• Kitchen: Eat-in kitchen — 11 x 9
• Bedrooms: Master bedroom (lower level) — 12 x 11; Bedroom 2 — 10 x 10; Bedroom 3 — 10 x 9; Bedroom 4 — 9 x 9; Bedroom 5 — 9 x 8
• Flooring: Other (see remarks)
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity — 8 x 5
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; Living/dining room combination; Eat-in kitchen; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room — 6 x 5

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $60 ($724/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Five Palms El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 510 students, 93% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 93% FRL vs 42% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 91 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $5k 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 43 days — a 3% lower offer ($160k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

• ARV (median comp): $183,493
• List price: $165,000
• Delta: -10.08%
• 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
7030 Grand Valley St	0.05mi	4/2.0	1,225 (+8%)	3mo	$165,000	$135	79
5746 Elm Vly	0.12mi	3/2.0 (-1)	1,056 (-7%)	3mo	$199,999	$189	73
5915 Middlefield	0.33mi	3/2.0 (-1)	1,180 (+4%)	3mo	$175,900	$149	68
7143 Laurel Valley Dr	0.25mi	3/2.0 (-1)	1,224 (+8%)	4mo	$184,900	$151	64
5643 Vista Pont	0.33mi	3/2.0 (-1)	1,226 (+8%)	0mo	$215,000	$175	63
5647 Middlefield	0.36mi	3/2.5 (-1)	1,199 (+6%)	3mo	$134,900	$113	62
5911 Middlefield	0.33mi	3/2.0 (-1)	1,237 (+9%)	1mo	$195,000	$158	61
5903 Autumn Palms	0.36mi	3/2.0 (-1)	1,276 (+13%)	4mo	$199,500	$156	52
6039 Golden Valley Dr	0.58mi	3/1.0 (-1)	1,032 (-9%)	1mo	$140,000	$136	51
5914 Fir Vly	0.42mi	3/1.0 (-1)	984 (-13%)	2mo	$164,900	$168	50
5510 Plumtree Dr	0.64mi	3/2.0 (-1)	1,252 (+11%)	0mo	$169,900	$136	45
5906 Knoll Krest	0.59mi	3/2.0 (-1)	1,285 (+14%)	2mo	$195,000	$152	41

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-27,741
• Equity at exit: $24,602

10-year hold

• IRR: -17.7%
• Equity multiple: 0.18×
• Total profit: $-37,920
• Equity at exit: $14,266

Cash invested: $46,200 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 91
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$865
• Tax from tax record: −$342 /mo · $4,100/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $60

Break-even live

Break-even rent $1,615

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $154	-5% $107	+0% $60	+5% $14	+10% $-33
Rent	-10% $-73	-5% $-6	+0% $60	+5% $127	+10% $194
Rate	-1.0pp $143	-0.5pp $102	base $60	+0.5pp $18	+1.0pp $-26

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	24d	1	0.19mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	44d	1	0.29mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	2d	1	0.41mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	44d	1	0.47mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,425	$1.41	24d	1	0.53mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	15d	1	0.56mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	4d	31	0.64mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	5d	1	0.65mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	44d	1	0.70mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	2d	46	0.77mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	15d	1	0.80mi
5350 W Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	972	$1,356	$1.40	2d	54	0.81mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	0.93mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	24d	1	0.93mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	22d	1	0.95mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	2d	1	0.96mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	24d	1	0.97mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	24d	1	0.99mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	13d	1	1.06mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	44d	1	1.11mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	2d	1	1.18mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	18d	1	1.22mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	5d	1	1.25mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	22d	1	1.25mi
4750 Military Dr W San Antonio, TX	1.0–3.0	1.0–2.0	1015	$1,969	$1.94	2d	11	1.26mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	10d	1	1.28mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	17d	7	1.36mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	44d	1	1.42mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $165,000 Active 43 DOM
2. 2026-06-17
   days on market $165,000 Active 42 DOM
3. 2026-06-16
   days on market $165,000 Active 41 DOM
4. 2026-06-15
   days on market $165,000 Active 40 DOM
5. 2026-06-13
   days on market $165,000 Active 38 DOM
6. 2026-06-09
   days on market $165,000 Active 34 DOM
7. 2026-06-08
   days on market $165,000 Active 33 DOM
8. 2026-06-07
   statusdays on market $165,000 Active 32 DOM
9. 2026-06-04
   days on market $165,000 Price Change 29 DOM
10. 2026-06-03
    days on market $165,000 Price Change 28 DOM
11. 2026-06-02
    days on market $165,000 Price Change 27 DOM
12. 2026-06-01
    days on market $165,000 Price Change 26 DOM
13. 2026-05-31
    days on market $165,000 Price Change 25 DOM
14. 2026-05-06
    listed $189,000 New 817-char remark
15. 2025-05-16
    soldstatus
16. 2022-11-23
    soldstatus
17. 1995-02-01
    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: $4,100 · $342/mo
• Projected year-2 tax: $4,100 · $342/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,295
• − Mortgage interest: −$9,243
• − Property taxes: −$4,100
• − Insurance: −$825
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$4,800
• Taxable loss: −$1,920
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,185/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

-12.7% since first listed

5 events — show timeline

• 2026-05-26 Price Changed $165,000 LERA
• 2026-05-06 Listed $189,000 LERA
• 2025-05-16 Sold (Public Records) — Public Records
• 2022-11-23 Sold (Public Records) — Public Records
• 1995-02-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,100 · +0.4% YoY. Source: county tax records.