430 Lanier · San Antonio, TX 78221

$150,000

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 30 Days on market

Built 1960 7,927 sqft lot Est $247k · 39% 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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• Appreciation +6.0/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

Welcome to 430 Linier Boulevard in San Antonio, Texas. Priced aggressively to sell, this 4 bedroom, 2 bathroom home offers an ideal blend of comfort, functionality, and outdoor living in a highly desirable location. Inside, you'll find a spacious open floor plan designed for both everyday living and entertaining. The large living area flows seamlessly into the dining space and kitchen, a blank canvas ready for your vision. Step outside to your own private backyard retreat complete with an in ground swimming pool, covered patio, and plenty of space to relax or entertain year round. Whether hosting weekend barbecues or enjoying a quiet evening outdoors, this backyard is designed to take full

Key facts

• Open floor plan
• Covered patio
• Detached garage

Tags

• OPEN FLOOR PLAN
• PRIVATE BACKYARD RETREAT
• IN GROUND SWIMMING POOL
• COVERED PATIO
• DETACHED GARAGE
• HIGHLY REGARDED LOCAL SCHOOLS

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Subdivision: Kingsborough / Kingsborough Ridge

Exterior

• Utilities: Sewer service
• Home design: Pre-owned single-family home; Approximate age: 66 years
• Construction: Slab foundation; Composition roof
• Exterior features: In-ground pool; Brick and siding exterior

Interior

• Kitchen: Kitchen approx. 12 x 8
• Bedrooms: Master bedroom on lower level (approx. 12 x 12); Bedroom 2 (approx. 12 x 10); Bedroom 3 (approx. 12 x 10); Bedroom 4 (approx. 12 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (approx. 10 x 6)
• Heating & cooling: Central heating (electric); A/C: Other (see remarks)
• Interior features: All window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $247,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Wimberly	0.09mi	3/1.0 (-1)	1,469 (-4%)	4mo	$135,000	$92	80
5010 Lucinda	0.61mi	3/2.0 (-1)	1,560 (+2%)	4mo	$144,900	$93	56
4127 Pleasanton	0.39mi	3/2.0 (-1)	1,440 (-6%)	8mo	$190,000	$132	56
9427 Platte Pl	0.43mi	3/2.0 (-1)	1,416 (-8%)	6mo	$228,406	$161	53
819 Middlebury Farms	0.58mi	3/2.0 (-1)	1,412 (-8%)	2mo	$253,990	$180	49
419 Pleasanton	0.45mi	3/2.5 (-1)	1,691 (+10%)	3mo	$239,990	$142	49
819 Sams Dr	0.54mi	4/2.0	1,344 (-12%)	3mo	$220,000	$164	48
807 Goodhart	0.53mi	3/2.0 (-1)	1,412 (-8%)	8mo	$245,990	$174	46
9626 Nethery Ct	0.61mi	3/2.0 (-1)	1,412 (-8%)	4mo	$252,990	$179	46
622 Pleasanton Spg	0.44mi	3/2.0 (-1)	1,358 (-12%)	8mo	$220,000	$162	45
8816 Oakbrook	0.51mi	4/2.0	1,326 (-14%)	6mo	$204,000	$154	44
119 W Baetz Blvd	0.59mi	3/2.5 (-1)	1,735 (+13%)	7mo	$159,000	$92	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.27×
• Total profit: $11,539
• Equity at exit: $59,395

10-year hold

• IRR: 6.9%
• Equity multiple: 1.88×
• Total profit: $37,041
• Equity at exit: $85,707

Cash invested: $42,000 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$787
• Tax from tax record: −$403 /mo · $4,831/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $92

Break-even live

Break-even rent $1,584

Max offer price $150,000

Occupancy floor 90%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	18d	1	0.32mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	11d	1	0.42mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	11d	1	0.42mi
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	24d	1	0.44mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	24d	1	0.54mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	44d	1	0.57mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	44d	1	0.57mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	44d	1	0.63mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	44d	1	0.63mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	24d	1	0.70mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	44d	1	0.72mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	24d	1	0.75mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	24d	1	0.84mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	44d	1	0.98mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	44d	1	0.99mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	24d	1	1.01mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	44d	1	1.01mi
119 Langford Pl San Antonio, TX	3.0	2.0	1680	$1,600	$0.95	16d	1	1.18mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	24d	1	1.26mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.27mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 30 DOM
2. 2026-06-17
   days on market $150,000 Active 29 DOM
3. 2026-06-16
   days on market $150,000 Active 28 DOM
4. 2026-06-15
   days on market $150,000 Active 27 DOM
5. 2026-06-13
   days on market $150,000 Active 25 DOM
6. 2026-06-13
   days on market $150,000 Active 24 DOM
7. 2026-06-09
   days on market $150,000 Active 21 DOM
8. 2026-06-08
   days on market $150,000 Active 20 DOM
9. 2026-06-07
   days on market $150,000 Active 19 DOM
10. 2026-06-04
    days on market $150,000 Active 16 DOM
11. 2026-06-03
    days on market $150,000 Active 15 DOM
12. 2026-06-02
    days on market $150,000 Active 14 DOM
13. 2026-06-01
    days on market $150,000 Active 13 DOM
14. 2026-05-31
    days on market $150,000 Active 12 DOM
15. 2026-05-19
    listed $150,000 New

ⓘ 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: $4,831 · $403/mo
• Projected year-2 tax: $4,831 · $403/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 ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,412
• − Mortgage interest: −$8,402
• − Property taxes: −$4,831
• − Insurance: −$750
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$4,364
• Taxable loss: −$1,201
• Est. tax savings @ 24.0%: +$288
• After-tax cash flow: $1,393/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

1 event — show timeline

• 2026-05-19 Listed $150,000 LERA

Property tax history

+5.1%/yr

Latest (2025): $4,831 · -3.0% YoY. Source: county tax records.