5958 Campus Park · San Antonio, TX 78242

$169,900

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 27 Days on market

Built 2006 5,532 sqft lot Est $239k · 29% under

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.2/10.0
• 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

Step into your next chapter with this beautifully proportioned 3-bedroom, 2.5-bathroom home offering 1,773 square feet of refined living space. Located in the established Park South subdivision, the thoughtfully designed floor plan provides a seamless flow between the inviting living areas and the kitchen, maximizing every square foot for daily comfort. Retreat to the spacious primary suite, while two additional bedrooms offer flexibility for a home office, family, or guests. Complete with an attached garage and a generous backyard ready for your personal touch, this home offers the ideal balance of neighborhood tranquility and convenient city connectivity.

Key facts

• 5,532 sq ft lot
• Garage
• Built 2006

Property features AI

Finance

• HOA & community: Subdivision: DOVE VALLEY ESTATES; Community legal name: PARK SOUTH SUBD

Exterior

• Parking: 1-car garage
• Utilities: Water system; Sewer system
• Home design: Pre-owned property; Approximately 20 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (12 x 13)
• Bedrooms: Master bedroom on upper level (16 x 13); Bedroom 2 (12 x 11); Bedroom 3 (11 x 11)
• Flooring: Carpeting; Ceramic tile flooring
• Bathrooms: 2 full bathrooms, 1 half bathroom; Master bath with tub/shower combination (11 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• 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); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 43% 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 27 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $40k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $239,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6338 Austin Vly	0.38mi	3/2.5	1,773 (-0%)	1mo	$240,000	$135	79
5858 Sandy Vly	0.15mi	4/2.0 (+1)	1,792 (+1%)	12mo	$169,400	$95	76
7323 Vista Grv	0.23mi	4/2.0 (+1)	1,935 (+9%)	3mo	$249,900	$129	67
5626 Mountain	0.39mi	4/2.0 (+1)	1,668 (-6%)	10mo	$225,000	$135	58
7306 Vista Grv	0.22mi	4/2.0 (+1)	1,522 (-14%)	4mo	$235,000	$154	58
6118 Elm Valley Dr	0.65mi	3/2.0	1,747 (-2%)	12mo	$185,000	$106	57
5715 Mountain Pt	0.34mi	4/2.0 (+1)	1,668 (-6%)	16mo	$262,000	$157	56
5570 Aspen Vly	0.62mi	3/2.0	1,664 (-6%)	6mo	$205,000	$123	56
5515 Jade Vly	0.59mi	3/2.0	1,697 (-4%)	19mo	$288,990	$170	49
7411 Horizon Pt	0.24mi	4/2.0 (+1)	1,534 (-14%)	15mo	$230,000	$150	49
7419 Vista Grv	0.32mi	4/2.0 (+1)	1,547 (-13%)	17mo	$189,000	$122	45
7039 Diamond Vly	0.68mi	4/2.0 (+1)	1,997 (+13%)	13mo	$264,900	$133	32

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: -15.8%
• Equity multiple: 0.46×
• Total profit: $-25,851
• Equity at exit: $25,333

10-year hold

• IRR: -14.7%
• Equity multiple: 0.29×
• Total profit: $-33,787
• Equity at exit: $14,690

Cash invested: $47,572 (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: 92
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$891
• Tax from tax record: −$372 /mo · $4,466/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $108

Break-even live

Break-even rent $1,689

Max offer price $169,900

Occupancy floor 89%

Sensitivity live

Price	-10% $205	-5% $156	+0% $108	+5% $60	+10% $12
Rent	-10% $-36	-5% $36	+0% $108	+5% $181	+10% $253
Rate	-1.0pp $194	-0.5pp $152	base $108	+0.5pp $64	+1.0pp $20

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5715 Mountain Pt San Antonio, TX	4.0	2.0	1668	$1,900	$1.14	45d	1	0.33mi
5634 Mountain Pt San Antonio, TX	4.0	2.5	1874	$1,745	$0.93	23d	1	0.36mi
7026 Randado Ct San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	3d	1	0.41mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	45d	1	0.44mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.44mi
5538 Jade Vly San Antonio, TX	4.0	3.0	2061	$2,100	$1.02	45d	1	0.51mi
5406 Elm Valley Dr San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	3d	1	0.51mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	0.62mi
5535 Cool Valley St San Antonio, TX	4.0	3.0	1716	$1,700	$0.99	4d	1	0.62mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	3d	1	0.65mi
5539 Pearl Vly San Antonio, TX	3.0	2.0	1770	$1,925	$1.09	5d	1	0.75mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,365	$0.89	25d	1	0.77mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,336	$0.87	5d	1	0.77mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	0.77mi
5543 Coral Vly San Antonio, TX	3.0	2.0	1533	$1,750	$1.14	25d	1	0.79mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	25d	1	0.80mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	2379	$1,900	$0.80	19d	1	0.80mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	3d	1	0.80mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	0.82mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	0.85mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	0.90mi
6802 Emerald Vly San Antonio, TX	3.0	2.5	2034	$2,300	$1.13	3d	1	0.91mi
6811 Freedom Hls San Antonio, TX	3.0	2.5	2054	$1,875	$0.91	4d	1	0.93mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	16d	1	0.98mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	1.05mi
8167 Dempsey Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	1.10mi
106 Wayfarer Pl San Antonio, TX	3.0	3.0	1595	$1,850	$1.16	13d	1	1.14mi
8311 Big Creek Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	1.15mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	3d	46	1.17mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	17d	1	1.21mi
8522 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	45d	1	1.21mi
8619 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	25d	1	1.23mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	17d	1	1.29mi
8739 Tesoro Hls San Antonio, TX	3.0	2.5	1777	$1,595	$0.90	5d	1	1.31mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	19d	1	1.37mi
7050 Hallie Rdg San Antonio, TX	4.0	2.0	1620	$1,535	$0.95	13d	1	1.38mi
8126 Radiant Star San Antonio, TX	3.0	2.0	1635	$1,700	$1.04	12d	1	1.38mi
119 Hallie Pass San Antonio, TX	4.0	2.5	2421	$1,725	$0.71	45d	1	1.39mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	45d	1	1.41mi
7019 Capella Cir San Antonio, TX	3.0	2.5	2320	$1,950	$0.84	25d	1	1.41mi

Listing history 17 events

1. 2026-06-21
   pricestatusdays on market $169,900 Price Change 27 DOM
2. 2026-06-18
   days on market $190,000 Active 24 DOM
3. 2026-06-17
   days on market $190,000 Active 23 DOM
4. 2026-06-16
   days on market $190,000 Active 22 DOM
5. 2026-06-15
   days on market $190,000 Active 21 DOM
6. 2026-06-13
   days on market $190,000 Active 19 DOM
7. 2026-06-09
   days on market $190,000 Active 15 DOM
8. 2026-06-08
   statusdays on market $190,000 Active 14 DOM
9. 2026-06-07
   days on market $190,000 Price Change 13 DOM
10. 2026-06-04
    days on market $190,000 Price Change 10 DOM
11. 2026-06-03
    days on market $190,000 Price Change 9 DOM
12. 2026-06-02
    days on market $190,000 Price Change 8 DOM
13. 2026-06-01
    days on market $190,000 Price Change 7 DOM
14. 2026-05-31
    days on market $190,000 Price Change 6 DOM
15. 2026-05-25
    listed $210,000 New
16. 2010-09-27
    historical
17. 2008-04-25
    listed $100,000

ⓘ 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: $4,466 · $372/mo
• Projected year-2 tax: $4,466 · $372/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 ≥109°F today · 23 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: $21,909
• − Mortgage interest: −$9,517
• − Property taxes: −$4,466
• − Insurance: −$850
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$4,943
• Taxable loss: −$1,372
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $1,630/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

+110.0% since first listed

3 events — show timeline

• 2026-05-25 Listed $210,000 LERA
• 2010-09-27 Listing Removed — LERA
• 2008-04-25 Listed $100,000 LERA

Property tax history

+6.9%/yr

Latest (2025): $4,466 · -0.9% YoY. Source: county tax records.