7233 Glen Bay Dr · San Antonio, TX 78239

$149,000

3 bd · 2.0 ba · 1,152 sqft · Townhouse public records · 105 Days on market

Built 1974 2,879 sqft lot $129/sqft · 6% below area Est $158k · 6% 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 +19.0/30.0
• ARV discount +10.1/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single-story townhome offers comfort, convenience, and bright, inviting living spaces throughout! Featuring 3 bedrooms and 2 bathrooms, the home boasts beautiful laminate flooring with no carpet, creating a clean, modern feel that's easy to maintain. Large windows fill the home with abundant natural light, enhancing the warm and open atmosphere. The seller has already taken care of major updates, including a brand-new HVAC system and completed electrical rewiring, giving peace of mind to the next owner. The refrigerator and stove will convey, making this home truly move-in ready. Whether you're looking for a low-maintenance home or a great investment opportunity, this light-filled townhome is one you won't want to miss!

Key facts

• Large windows
• Laminate flooring
• New hvac system

Tags

• SINGLE-STORY TOWNHOME
• LAMINATE FLOORING
• LARGE WINDOWS
• NEW HVAC SYSTEM
• COMPLETED ELECTRICAL REWIRING
• REFRIGERATOR AND STOVE CONVEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (1.4% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $4k 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 105 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.99% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $158,305
• List price: $149,000
• Delta: -5.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7009 Glen Mist	0.24mi	2/2.0 (-1)	1,232 (+7%)	3mo	$60,000	$49	70
8002 Mallow	0.53mi	3/2.0	1,177 (+2%)	22mo	$100,000	$85	53
7904 Broadwick	0.56mi	3/2.0	1,104 (-4%)	17mo	$135,000	$122	53
7124 Oldham	0.50mi	3/2.0	1,074 (-7%)	16mo	$170,000	$158	52
6915 Oldham	0.67mi	3/2.0	1,048 (-9%)	5mo	$139,900	$133	50
6901 Oldham	0.71mi	3/1.0	1,032 (-10%)	9mo	$142,500	$138	38
7901 Broadwick	0.59mi	2/2.0 (-1)	986 (-14%)	11mo	$125,000	$127	34

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-18,544
• Equity at exit: $22,216

10-year hold

• IRR: -8.9%
• Equity multiple: 0.52×
• Total profit: $-20,012
• Equity at exit: $12,883

Cash invested: $41,720 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$781
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $155

Break-even live

Break-even rent $1,272

Max offer price $149,000

Occupancy floor 84%

Sensitivity live

Price	-10% $240	-5% $198	+0% $155	+5% $113	+10% $71
Rent	-10% $39	-5% $97	+0% $155	+5% $213	+10% $271
Rate	-1.0pp $230	-0.5pp $193	base $155	+0.5pp $117	+1.0pp $78

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	44d	1	0.03mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.07mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	24d	1	0.19mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	44d	1	0.20mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.20mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	24d	1	0.20mi
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	44d	1	0.23mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	44d	1	0.31mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	3d	1	0.31mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,485	$1.08	3d	1	0.32mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.39mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	21d	1	0.44mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	15d	1	0.44mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	44d	1	0.51mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	15d	1	0.51mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	24d	1	0.52mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	24d	1	0.53mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	44d	1	0.54mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	44d	1	0.55mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	24d	1	0.55mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	17d	1	0.55mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.55mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	18d	1	0.55mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	24d	1	0.56mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	5d	1	0.58mi
7114 Elm Trail Dr San Antonio, TX	3.0	2.0	1332	$1,600	$1.20	44d	1	0.58mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	22d	1	0.61mi
7919 Wayside Trl San Antonio, TX	3.0	2.0	1453	$1,400	$0.96	44d	1	0.62mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	44d	1	0.64mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,485	$1.03	3d	1	0.66mi
7443 Longing Trl San Antonio, TX	3.0	2.0	1487	$1,495	$1.01	13d	1	0.69mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	24d	1	0.72mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	24d	1	0.74mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,251	$1.19	2d	1	0.82mi
7135 Grassy Trl San Antonio, TX	3.0	2.0	1422	$2,000	$1.41	44d	1	0.83mi
8318 Tuxford San Antonio, TX	4.0	2.0	1452	$1,700	$1.17	4d	1	0.84mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	44d	2	0.94mi
7151 Woodlake Pkwy San Antonio, TX	3.0–4.0	2.0	1528	$1,319	$0.86	2d	1	0.96mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	44d	5	1.01mi
8678 Ridge Mile Dr San Antonio, TX	3.0	2.0	1269	$1,800	$1.42	24d	1	1.03mi

Listing history 21 events

1. 2026-06-18
   days on market $149,000 Active 105 DOM
2. 2026-06-17
   days on market $149,000 Active 104 DOM
3. 2026-06-16
   days on market $149,000 Active 103 DOM
4. 2026-06-13
   days on market $149,000 Active 100 DOM
5. 2026-06-13
   days on market $149,000 Active 99 DOM
6. 2026-06-09
   days on market $149,000 Active 96 DOM
7. 2026-06-08
   days on market $149,000 Active 95 DOM
8. 2026-06-07
   days on market $149,000 Active 94 DOM
9. 2026-06-04
   days on market $149,000 Active 91 DOM
10. 2026-06-03
    days on market $149,000 Active 90 DOM
11. 2026-06-02
    days on market $149,000 Active 89 DOM
12. 2026-06-01
    days on market $149,000 Active 88 DOM
13. 2026-05-31
    days on market $149,000 Active 87 DOM
14. 2026-03-05
    listed $149,000 New 743-char remark

    Show marketing remark (743 chars)

    This charming single-story townhome offers comfort, convenience, and bright, inviting living spaces throughout! Featuring 3 bedrooms and 2 bathrooms, the home boasts beautiful laminate flooring with no carpet, creating a clean, modern feel that's easy to maintain. Large windows fill the home with abundant natural light, enhancing the warm and open atmosphere. The seller has already taken care of major updates, including a brand-new HVAC system and completed electrical rewiring, giving peace of mind to the next owner. The refrigerator and stove will convey, making this home truly move-in ready. Whether you're looking for a low-maintenance home or a great investment opportunity, this light-filled townhome is one you won't want to miss!

15. 2022-03-16
    soldstatus Sold 448-char remark

    Show marketing remark (448 chars)

    Move in ready single story townhome has been brought up to date with new laminate flooring throughout for a seamless flow. The fresh coat of pure white paint provides a clean slate. Features a large, single basin, stainless steel sink at the kitchen with a faucet, crisp white range and hood. With 3 bedrooms and a great floorpan, this home is perfect for all! It would also make an excellent investment with $1200/mo rental income and no HOA dues.

16. 2022-03-16
    soldstatus

    Show marketing remark (448 chars)

    Move in ready single story townhome has been brought up to date with new laminate flooring throughout for a seamless flow. The fresh coat of pure white paint provides a clean slate. Features a large, single basin, stainless steel sink at the kitchen with a faucet, crisp white range and hood. With 3 bedrooms and a great floorpan, this home is perfect for all! It would also make an excellent investment with $1200/mo rental income and no HOA dues.

17. 2022-02-17
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Move in ready single story townhome has been brought up to date with new laminate flooring throughout for a seamless flow. The fresh coat of pure white paint provides a clean slate. Features a large, single basin, stainless steel sink at the kitchen with a faucet, crisp white range and hood. With 3 bedrooms and a great floorpan, this home is perfect for all! It would also make an excellent investment with $1200/mo rental income and no HOA dues.

18. 2022-02-14
    historical Active Option 448-char remark

    Show marketing remark (448 chars)

    Move in ready single story townhome has been brought up to date with new laminate flooring throughout for a seamless flow. The fresh coat of pure white paint provides a clean slate. Features a large, single basin, stainless steel sink at the kitchen with a faucet, crisp white range and hood. With 3 bedrooms and a great floorpan, this home is perfect for all! It would also make an excellent investment with $1200/mo rental income and no HOA dues.

19. 2022-01-20
    listed $145,000 New 448-char remark

    Show marketing remark (448 chars)

    Move in ready single story townhome has been brought up to date with new laminate flooring throughout for a seamless flow. The fresh coat of pure white paint provides a clean slate. Features a large, single basin, stainless steel sink at the kitchen with a faucet, crisp white range and hood. With 3 bedrooms and a great floorpan, this home is perfect for all! It would also make an excellent investment with $1200/mo rental income and no HOA dues.

20. 2021-11-30
    soldstatus
21. 2021-11-30
    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: $1,940 · $162/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$787/yr (+$66/mo · 40.6%)

ⓘ 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 · 22 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: $17,628
• − Mortgage interest: −$8,346
• − Property taxes: −$1,940
• − Insurance: −$745
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,335
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,999/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

+2.8% since first listed

8 events — show timeline

• 2026-03-05 Listed $149,000 LERA
• 2022-03-16 Sold (MLS) — LERA
• 2022-03-16 Sold (Public Records) — Public Records
• 2022-02-17 Pending — LERA
• 2022-02-14 Contingent — LERA
• 2022-01-20 Listed $145,000 LERA
• 2021-11-30 Sold (Public Records) — Public Records
• 2021-11-30 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,940 · +8.9% YoY. Source: county tax records.