8422 Trumpet · San Antonio, TX 78109

$209,900

3 bd · 2.5 ba · 1,778 sqft · SingleFamily public records · 61 Days on market

Built 2005 6,011 sqft lot $118/sqft · 14% below area Est $245k · 14% under $23/mo HOA · 1% 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).

• ARV discount +13.9/15.0
• Cash flow +8.7/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling in AS-IS condition! Incredible value on this 4-bedroom, 2-bath home-priced under market value. With a few cosmetic touches, this home truly shines. Long-term rental property with consistent occupancy. Perfect for investors or owner-occupants-this is an opportunity you don't want to miss.

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (13.2% below list).
• Recommended offer: $179k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: schools C-, crime F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $6k 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 61 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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: 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 $178,843 (14.8% 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 61 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 9.6

CMA / ARV

• ARV (median comp): $244,946
• List price: $209,900
• Delta: -14.31%
• 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
8423 Snakeweed Dr	0.09mi	3/2.0	1,668 (-6%)	3mo	$245,000	$147	81
4447 Tivoli	0.41mi	3/2.5	1,772 (-0%)	3mo	$240,000	$135	78
3845 Mistflower	0.13mi	4/2.5 (+1)	1,934 (+9%)	0mo	$229,990	$119	74
4102 Texas Palm Dr	0.12mi	4/2.5 (+1)	1,941 (+9%)	2mo	$250,000	$129	72
8619 Key North	0.45mi	3/2.5	1,701 (-4%)	3mo	$184,777	$109	70
3914 Bacall Way	0.39mi	3/2.0	1,903 (+7%)	3mo	$279,900	$147	66
3963 Bacall	0.44mi	3/2.0	1,654 (-7%)	2mo	$264,900	$160	64
8411 Favero Cv	0.57mi	4/2.0 (+1)	1,742 (-2%)	4mo	$195,720	$112	60
8819 Trumpet	0.27mi	4/2.0 (+1)	1,550 (-13%)	1mo	$217,500	$140	58
7927 Hatchmere	0.59mi	3/2.0	1,656 (-7%)	1mo	$249,999	$151	58
4838 Via Sonoma Trl	0.69mi	3/2.5	1,611 (-9%)	1mo	$260,000	$161	52
8706 Joshua Tree	0.66mi	3/2.5	2,031 (+14%)	1mo	$250,000	$123	45

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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-50,421
• Equity at exit: $31,297

10-year hold

• IRR: -39.6%
• Equity multiple: -0.33×
• Total profit: $-78,435
• Equity at exit: $18,148

Cash invested: $58,772 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$404 /mo · $4,847/yr
• Insurance: −$87
• HOA: −$23
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-176

Break-even live

Break-even rent $2,044

Max offer price $178,843

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8423 Snakeweed Dr Unit 1 Converse, TX	3.0	2.0	1668	$1,500	$0.90	43d	1	0.07mi
8514 Whitebrush Converse, TX	3.0	2.0	1535	$1,700	$1.11	23d	1	0.08mi
8531 Rita Blanca St Converse, TX	4.0	2.5	1941	$1,700	$0.88	14d	1	0.14mi
8519 Snakeweed Dr Converse, TX	3.0	2.0	1259	$1,450	$1.15	12d	1	0.14mi
8422 Cherisse Dr Converse, TX	3.0	2.0	1436	$1,736	$1.21	4d	1	0.23mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	43d	1	0.26mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	2d	1	0.26mi
8215 Torchwood Dr Converse, TX	4.0	2.0	1958	$1,900	$0.97	43d	1	0.28mi
8411 Crinum Lily Dr Converse, TX	3.0	2.0	1259	$1,550	$1.23	23d	1	0.31mi
8639 Key Windy Way Converse, TX	3.0	2.5	1225	$1,475	$1.20	4d	1	0.33mi
8639 Key Windy Way Unit 1 Converse, TX	3.0	2.5	1225	$1,475	$1.20	23d	1	0.33mi
3922 West Way Key W Converse, TX	3.0	2.0	1981	$2,300	$1.16	4d	1	0.35mi
3947 West Way Key W Converse, TX	4.0	2.5	2338	$1,936	$0.83	2d	1	0.38mi
4330 Gambels Quail Converse, TX	3.0	2.5	2240	$1,695	$0.76	23d	1	0.40mi
4660 Via Sonoma Trl Converse, TX	3.0	2.5	2098	$1,900	$0.91	43d	1	0.54mi
4315 Roundhay Park Converse, TX	3.0	2.0	1976	$2,800	$1.42	23d	1	0.58mi
8411 Favero Cv Converse, TX	4.0	2.0	1668	$1,695	$1.02	43d	1	0.59mi
4931 Badland Beacon Converse, TX	3.0	2.0	1509	$1,625	$1.08	43d	1	0.68mi
4746 Gambels Quail Converse, TX	3.0	2.5	2214	$1,695	$0.77	2d	1	0.69mi
8902 Grand Western Converse, TX	3.0	2.5	1570	$1,995	$1.27	43d	1	0.78mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	12d	1	0.81mi
9110 Longhorn Park Converse, TX	3.0	2.0	1646	$1,675	$1.02	16d	1	0.81mi
9026 Bowring Park Converse, TX	3.0	2.0	1721	$1,795	$1.04	43d	1	0.83mi
5118 Everett Loop Converse, TX	4.0	2.0	1635	$1,599	$0.98	14d	1	0.84mi
8511 Cassia Cv Converse, TX	3.0	2.0	1910	$1,700	$0.89	43d	1	0.85mi
8907 Arundal Gdn Converse, TX	3.0	2.0	1921	$1,895	$0.99	17d	1	0.86mi
7703 Redstone Mnr Converse, TX	3.0	2.0	1656	$1,750	$1.06	23d	1	0.87mi
8931 Arundal Gdn Converse, TX	4.0	2.5	2507	$2,300	$0.92	12d	1	0.88mi
8907 Ladbroke Grv Converse, TX	3.0	2.0	1921	$1,900	$0.99	2d	1	0.90mi
8511 Amistad Cv Converse, TX	3.0	2.0	1440	$1,479	$1.03	4d	1	0.91mi
4126 Stanley Park Converse, TX	4.0	2.5	2514	$1,945	$0.77	43d	1	0.91mi
8555 Barefoot Ln Converse, TX	3.0	2.5	1780	$2,050	$1.15	23d	1	0.96mi
4326 Stanley Park Converse, TX	3.0	2.0	1484	$1,650	$1.11	2d	1	0.96mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,529	$0.98	16d	1	0.96mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,499	$0.96	3d	1	0.96mi
4807 Marylebone Ave Converse, TX	4.0	2.5	2032	$2,200	$1.08	43d	1	0.99mi
7718 Burro Bnd San Antonio, TX	3.0	2.5	1547	$1,650	$1.07	3d	1	1.01mi
5475 Bluebell Mdw Converse, TX	3.0	2.5	1605	$1,695	$1.06	43d	1	1.02mi
9231 Yaya Rd Converse, TX	4.0	2.5	2329	$2,150	$0.92	20d	1	1.02mi
7923 Horse Holw San Antonio, TX	3.0	2.0	1916	$1,599	$0.83	2d	1	1.03mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 20 events

1. 2026-06-18
   days on market $209,900 Active 61 DOM
2. 2026-06-17
   days on market $209,900 Active 60 DOM
3. 2026-06-16
   days on market $209,900 Active 59 DOM
4. 2026-06-15
   days on market $209,900 Active 58 DOM
5. 2026-06-13
   days on market $209,900 Active 56 DOM
6. 2026-06-09
   days on market $209,900 Active 52 DOM
7. 2026-06-08
   days on market $209,900 Active 51 DOM
8. 2026-06-07
   days on market $209,900 Active 50 DOM
9. 2026-06-04
   days on market $209,900 Active 47 DOM
10. 2026-06-03
    days on market $209,900 Active 46 DOM
11. 2026-06-02
    days on market $209,900 Active 45 DOM
12. 2026-06-01
    days on market $209,900 Active 44 DOM
13. 2026-05-31
    days on market $209,900 Active 43 DOM
14. 2026-05-13
    price $209,900 296-char remark

    Show marketing remark (296 chars)

    Selling in AS-IS condition! Incredible value on this 4-bedroom, 2-bath home-priced under market value. With a few cosmetic touches, this home truly shines. Long-term rental property with consistent occupancy. Perfect for investors or owner-occupants-this is an opportunity you don't want to miss.

15. 2026-04-18
    listed $218,900 New 296-char remark

    Show marketing remark (296 chars)

    Selling in AS-IS condition! Incredible value on this 4-bedroom, 2-bath home-priced under market value. With a few cosmetic touches, this home truly shines. Long-term rental property with consistent occupancy. Perfect for investors or owner-occupants-this is an opportunity you don't want to miss.

16. 2019-01-07
    soldstatus
17. 2019-01-04
    soldstatus Sold 284-char remark

    Show marketing remark (284 chars)

    Investors Only! Do not disturb the tenants. Beautiful very well maintained single story home in Escondido Creek. Great open floor plan with high ceilings in living area. 4 bedrooms split. Kitchen has gas stove. Sprinkler system included. Excellent investment potential. Drive by only.

18. 2018-12-18
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Investors Only! Do not disturb the tenants. Beautiful very well maintained single story home in Escondido Creek. Great open floor plan with high ceilings in living area. 4 bedrooms split. Kitchen has gas stove. Sprinkler system included. Excellent investment potential. Drive by only.

19. 2018-12-07
    historical Active Option 284-char remark

    Show marketing remark (284 chars)

    Investors Only! Do not disturb the tenants. Beautiful very well maintained single story home in Escondido Creek. Great open floor plan with high ceilings in living area. 4 bedrooms split. Kitchen has gas stove. Sprinkler system included. Excellent investment potential. Drive by only.

20. 2018-11-24
    listed $157,000 New 284-char remark

    Show marketing remark (284 chars)

    Investors Only! Do not disturb the tenants. Beautiful very well maintained single story home in Escondido Creek. Great open floor plan with high ceilings in living area. 4 bedrooms split. Kitchen has gas stove. Sprinkler system included. Excellent investment potential. Drive by only.

ⓘ 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: $4,847 · $404/mo
• Projected year-2 tax: $4,847 · $404/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $21,862
• − Mortgage interest: −$11,758
• − Property taxes: −$4,847
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$276
• − Depreciation: −$6,106
• Taxable loss: −$5,672
• Est. tax savings @ 24.0%: +$1,361
• After-tax cash flow: $-749/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

+33.7% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $209,900 LERA
• 2026-04-18 Listed $218,900 LERA
• 2019-01-07 Sold (Public Records) — Public Records
• 2019-01-04 Sold (MLS) — LERA
• 2018-12-18 Pending — LERA
• 2018-12-07 Contingent — LERA
• 2018-11-24 Listed $157,000 LERA

Property tax history

+13.7%/yr

Latest (2025): $4,847 · +2.4% YoY. Source: county tax records.