14316 Brook Hollow Blvd · San Antonio, TX 78232

$152,000

2 bd · 2.0 ba · 1,563 sqft · Townhouse public records · 37 Days on market

Built 1977 2,804 sqft lot $97/sqft · 37% below area Est $242k · 37% under $170/mo HOA · 10% of rent

---

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 +15.0/15.0
• Cash flow +7.7/30.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Rent growth +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Big potential in a convenient North San Antonio spot. This 2-bedroom, 2-bath townhouse offers a practical open floor plan, 1-story layout, attached garage, fireplace, open porch, and brick veneer exterior. The home does show deferred maintenance and outdated finishes, giving buyers a chance to update and improve to their taste. Located in the San Pedro Townhouse subdivision with access to US-281, nearby shops, dining, schools, parks, and everyday services. Property is being sold as-is.

Key facts

• Open floor plan
• Attached garage
• Open porch

Tags

• OPEN FLOOR PLAN
• ATTACHED GARAGE
• FIREPLACE
• OPEN PORCH
• BRICK VENEER EXTERIOR
• ACCESS TO US-281

Property features AI

Finance

• HOA & community: San Pedro Townhouse Association with $170 monthly fee (includes trash)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential single-story; Full ownership; Slab foundation
• Construction: Brick construction; Composition roof; Built in 1977
• Exterior features: Asphalt road frontage

Interior

• Kitchen: Disposal; Microwave
• Bedrooms: Primary bedroom on first floor (12 x 16); Bedroom on first floor (10 x 12)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Tub with shower; Kitchen/dining combo; Gas log fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $152k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (20.4% below list).
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $121k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Coker El (math 31% / reading 46%, grade F, #1,680 of 4,322 statewide, top 40%, 788 students, 57% FRL); Bradley Middle (math 39% / reading 54%, grade D+, #443 of 1,662 statewide, top 28%, 1,147 students, 43% FRL); Churchill H S (math 35% / reading 56%, grade D-, #634 of 1,632 statewide, top 39%, 2,510 students, 43% FRL).
• Market conditions: Rents falling (-6.2%/yr); 144 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); solid renter incomes; 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 $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 37 days — a 3% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: major wind risk, 77% 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 $121,006 (20.4% 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 20% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 7.7

CMA / ARV

• ARV (median comp): $241,798
• List price: $152,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14404 Brook Holw	0.12mi	3/2.0 (+1)	1,606 (+3%)	18mo	$279,000	$174	70
137 Caleta Bch	0.36mi	3/2.5 (+1)	1,600 (+2%)	14mo	$287,000	$179	61
14346 Brook Hollow Blvd	0.09mi	3/2.0 (+1)	1,736 (+11%)	14mo	$230,000	$132	60
165 Caleta Bch	0.32mi	2/2.5	1,440 (-8%)	22mo	$272,000	$189	52
13043 Trent	0.74mi	3/2.5 (+1)	1,500 (-4%)	11mo	$279,500	$186	43
13017 Trent	0.69mi	3/2.5 (+1)	1,500 (-4%)	14mo	$275,000	$183	43
13047 Trent St	0.75mi	3/2.5 (+1)	1,500 (-4%)	13mo	$185,000	$123	41
13016 Trent St	0.71mi	3/2.5 (+1)	1,500 (-4%)	16mo	$255,000	$170	40
13024 Trent St	0.72mi	3/2.5 (+1)	1,500 (-4%)	19mo	$245,000	$163	37

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: -29.6%
• Equity multiple: 0.05×
• Total profit: $-40,358
• Equity at exit: $22,664

10-year hold

• IRR: -62.3%
• Equity multiple: -0.58×
• Total profit: $-67,068
• Equity at exit: $13,142

Cash invested: $42,560 (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 78232

• Rents YoY: -6.2%
• Active inventory: 144
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$797
• Tax from tax record: −$450 /mo · $5,402/yr
• Insurance: −$63
• HOA: −$170
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-175

Break-even live

Break-even rent $1,874

Max offer price $121,006

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-132	+0% $-175	+5% $-218	+10% $-261
Rent	-10% $-306	-5% $-241	+0% $-175	+5% $-110	+10% $-45
Rate	-1.0pp $-99	-0.5pp $-137	base $-175	+0.5pp $-215	+1.0pp $-255

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14210 Stoddard Dr San Antonio, TX	3.0	2.0	1658	$2,100	$1.27	25d	1	0.09mi
14409 Brook Hollow Blvd San Antonio, TX	2.0	1.5	1665	$1,350	$0.81	25d	1	0.15mi
14423 Brook Hollow Blvd Unit A San Antonio, TX	2.0	2.5	1606	$1,065	$0.66	45d	1	0.20mi
1431 Loma Alto Rd Unit 4 San Antonio, TX	2.0	2.0	1118	$1,275	$1.14	45d	1	0.22mi
1703 Searcy Dr San Antonio, TX	3.0	2.0	1748	$2,300	$1.32	16d	1	0.23mi
15083 U.S. 281 Unit 3294 San Antonio, TX	3.0	2.0	1456	$1,956	$1.34	0d	1	0.46mi
15083 U.S. 281 Unit 2294 San Antonio, TX	2.0	2.0	1106	$1,649	$1.49	0d	1	0.46mi
13855 Brook Hollow Blvd San Antonio, TX	3.0	2.0	1441	$1,800	$1.25	25d	1	0.57mi
2126 River Hollow Dr San Antonio, TX	3.0	2.5	1613	$2,000	$1.24	12d	1	0.63mi
13811 Stone Hollow Dr San Antonio, TX	3.0	2.5	1613	$2,500	$1.55	6d	1	0.66mi
13802 Cypress Hollow Dr San Antonio, TX	3.0	2.5	1481	$1,795	$1.21	25d	1	0.68mi
13104 Brook Arbor San Antonio, TX	3.0	3.0	2227	$2,300	$1.03	9d	1	0.76mi
2006 Oakline Dr San Antonio, TX	3.0	2.0	1431	$2,500	$1.75	19d	1	0.80mi
15127 Elkton Rd San Antonio, TX	3.0	2.0	1818	$1,950	$1.07	0d	1	0.81mi
13606 Dutch Myrtle San Antonio, TX	2.0	1.5	1150	$1,525	$1.33	0d	1	0.85mi
1327 Julienne San Antonio, TX	2.0	2.0	1352	$1,350	$1.00	45d	1	0.86mi
1941 Broken Oak St San Antonio, TX	2.0	2.0	1217	$1,079	$0.89	45d	1	0.94mi
1935 Broken Oak St San Antonio, TX	2.0	2.5	1156	$1,250	$1.08	9d	3	0.94mi
2331 Bluffridge St San Antonio, TX	3.0	2.0	1769	$2,350	$1.33	19d	1	1.12mi
2314 Cardigan Hl San Antonio, TX	3.0	2.5	2175	$2,200	$1.01	6d	1	1.22mi
950 E Bitters Rd San Antonio, TX	1.0–2.0	1.0–2.0	836	$1,230	$1.47	5d	16	1.24mi
2509 Grayson Cir San Antonio, TX	2.0	2.5	1281	$1,550	$1.21	45d	1	1.33mi
2640 Grayson Way #2640 San Antonio, TX	2.0	2.5	1281	$1,650	$1.29	0d	1	1.38mi
12474 Starcrest Dr San Antonio, TX	1.0–2.0	1.0–2.0	808	$1,329	$1.64	4d	25	1.43mi
2255 Thousand Oaks Dr Unit 4501 San Antonio, TX	2.0	2.0	1100	$1,350	$1.23	45d	1	1.43mi
2255 Thousand Oaks Dr San Antonio, TX	2.0	2.0	1150	$1,350	$1.17	25d	1	1.43mi
2650 Thousand Oaks Dr San Antonio, TX	2.0–3.0	2.0–2.5	1320	$1,267	$0.96	0d	4	1.44mi
202 Donella Dr San Antonio, TX	3.0	2.0	1970	$2,825	$1.43	12d	1	1.48mi
2718 Old Field Dr San Antonio, TX	2.0	2.5	1327	$1,950	$1.47	45d	1	1.48mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 14 events

1. 2026-06-21
   days on market $152,000 Active 37 DOM
2. 2026-06-18
   status $152,000 Active 34 DOM
3. 2026-06-10
   status $152,000 Pending 34 DOM
4. 2026-06-09
   days on market $152,000 Active 34 DOM
5. 2026-06-08
   days on market $152,000 Active 33 DOM
6. 2026-06-07
   days on market $152,000 Active 32 DOM
7. 2026-06-04
   days on market $152,000 Active 29 DOM
8. 2026-06-03
   days on market $152,000 Active 28 DOM
9. 2026-06-02
   days on market $152,000 Active 27 DOM
10. 2026-06-01
    days on market $152,000 Active 26 DOM
11. 2026-05-31
    days on market $152,000 Active 25 DOM
12. 2026-05-06
    listed $152,000 Active 490-char remark
13. 2017-10-04
    soldstatus
14. 1981-03-01
    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: $5,402 · $450/mo
• Projected year-2 tax: $5,402 · $450/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,825
• − Mortgage interest: −$8,514
• − Property taxes: −$5,402
• − Insurance: −$760
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − HOA: −$2,040
• − Depreciation: −$4,422
• Taxable loss: −$4,485
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $-1,029/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

• 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): 36,636
• Household income: $85,273
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1468.0

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 0.58)
• Race & ethnicity: White 54% Hispanic / Latino 36% Two or more races 18% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 82% English-only · Spanish 15% Other Indo-European 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: ▼ -148.17%
• Current HPI: 255.3667
• Rent YoY: ▼ -6.19%
• 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

6 events — show timeline

• 2026-06-18 Relisted — HARMLS
• 2026-06-09 Pending — HARMLS
• 2026-06-09 Listing Removed — HARMLS
• 2026-05-06 Listed $152,000 HARMLS
• 2017-10-04 Sold (Public Records) — Public Records
• 1981-03-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,402 · -0.8% YoY. Source: county tax records.