4146 Sunrise Point Dr · San Antonio, TX 78244

$115,000

3 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 45 Days on market

Built 1985 4,621 sqft lot $103/sqft · 34% below area Est $175k · 34% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +8.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an Investor Special.

Key facts

• 4,621 sq ft lot
• Garage
• Built 1985

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: SUNRISE

Exterior

• Parking: 1-car garage
• Utilities: City water; SAWS water and sewer service; CPS electricity
• Home design: Pre-owned single-family residence; Approximate age: 41 years
• Construction: Slab foundation; Composition roof
• Exterior features: Stucco exterior

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level (approx. 10 x 10); Bedroom 2 (approx. 9 x 9); Bedroom 3 (approx. 8 x 8)
• Flooring: Carpeting; Ceramic tile; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination (approx. 8 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; One living area; Fireplace; Vent fan
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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.
• Zoned schools: Converse El (math 21% / reading 30%, grade F, #2,982 of 4,322 statewide, top 70%, 604 students, 63% FRL); Judson H S (math 19% / reading 38%, grade F, #1,157 of 1,632 statewide, top 72%, 2,666 students, 62% FRL).
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 45 days — a 3% lower offer ($112k) 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.32% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.27%
• DSCR: 1.41
• GRM: 6.3

CMA / ARV

• ARV (median comp): $175,049
• List price: $115,000
• Delta: -34.30%
• 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
4134 Hunters Sun	0.06mi	3/2.0	1,131 (+1%)	2mo	$119,000	$105	93
4106 Alaskian Sunrise	0.09mi	3/1.0	1,153 (+3%)	2mo	$110,000	$95	85
4034 Indian Sunrise	0.25mi	3/1.0	1,091 (-2%)	1mo	$120,000	$110	80
4147 Frontier Sun	0.26mi	3/1.0	1,155 (+4%)	4mo	$160,000	$139	75
6339 Aspen Farm	0.45mi	3/2.0	1,140 (+2%)	1mo	$105,000	$92	75
4131 Sunrise Pass	0.38mi	3/2.0	1,176 (+5%)	3mo	$169,000	$144	71
4727 Gavlick Farm	0.37mi	3/2.0	1,189 (+6%)	2mo	$119,950	$101	70
4119 Sunrise Ter	0.18mi	3/1.0	989 (-11%)	2mo	$130,000	$131	67
5842 Sun Farm	0.23mi	3/2.0	1,256 (+12%)	3mo	$210,000	$167	66
4027 Fire Sun	0.37mi	3/2.0	1,219 (+9%)	3mo	$159,900	$131	65
3601 Candlefire Cir	0.70mi	4/2.0 (+1)	1,116 (0%)	1mo	$100,000	$90	62
3717 Candleknoll Cir	0.61mi	3/2.0	1,265 (+13%)	2mo	$188,000	$149	47

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,036
• Equity at exit: $17,147

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,419
• Equity at exit: $9,943

Cash invested: $32,200 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$603
• Tax from tax record: −$303 /mo · $3,637/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $249

Break-even live

Break-even rent $1,208

Max offer price $115,000

Occupancy floor 79%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4107 Sunrise Point Dr San Antonio, TX	2.0	1.0	822	$1,095	$1.33	15d	1	0.05mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	43d	1	0.06mi
5916 Mission Sunrise San Antonio, TX	3.0	1.0	860	$1,000	$1.16	24d	1	0.14mi
5954 Summer Fest Dr San Antonio, TX	2.0	1.0	919	$1,300	$1.41	43d	1	0.16mi
4047 Indian Sunrise San Antonio, TX	3.0	1.0	1089	$1,150	$1.06	43d	1	0.18mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	2d	1	0.19mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	43d	1	0.19mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	43d	1	0.21mi
4025 Coral Sunrise San Antonio, TX	4.0	1.0	825	$1,495	$1.81	3d	1	0.22mi
5846 Sun Farm San Antonio, TX	3.0	2.0	1168	$1,425	$1.22	24d	1	0.22mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	43d	1	0.26mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	43d	1	0.26mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	0.28mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	43d	1	0.31mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	43d	1	0.32mi
4411 Mystic Sunrise Dr San Antonio, TX	3.0	2.0	1120	$2,000	$1.79	24d	1	0.33mi
4074 Gallery Sun Dr San Antonio, TX	2.0	1.0	969	$1,295	$1.34	43d	1	0.33mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	0.37mi
4711 Gavlick Farm San Antonio, TX	3.0	1.0	975	$1,250	$1.28	43d	1	0.37mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	24d	1	0.38mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	0.39mi
4727 Gavlick Farm San Antonio, TX	3.0	2.0	1189	$1,425	$1.20	43d	1	0.40mi
4807 Georges Farm San Antonio, TX	3.0	2.0	1008	$1,295	$1.28	43d	1	0.42mi
6254 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	43d	1	0.42mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	0.43mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.44mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.45mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.45mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	20d	1	0.46mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	22d	1	0.46mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.46mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	43d	1	0.46mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.47mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	2d	1	0.47mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	43d	1	0.52mi
4803 Highland Farm San Antonio, TX	3.0	2.0	1428	$880	$0.62	20d	1	0.54mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	43d	1	0.58mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	24d	1	0.58mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	43d	1	0.60mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	43d	1	0.61mi

Listing history 16 events

1. 2026-06-18
   days on market $115,000 Active 45 DOM
2. 2026-06-17
   days on market $115,000 Active 44 DOM
3. 2026-06-16
   days on market $115,000 Active 43 DOM
4. 2026-06-15
   days on market $115,000 Active 42 DOM
5. 2026-06-13
   days on market $115,000 Active 40 DOM
6. 2026-06-09
   days on market $115,000 Active 36 DOM
7. 2026-06-08
   days on market $115,000 Active 35 DOM
8. 2026-06-07
   days on market $115,000 Active 34 DOM
9. 2026-06-04
   days on market $115,000 Active 31 DOM
10. 2026-06-03
    days on market $115,000 Active 30 DOM
11. 2026-06-02
    days on market $115,000 Active 29 DOM
12. 2026-06-01
    days on market $115,000 Active 28 DOM
13. 2026-05-31
    days on market $115,000 Active 27 DOM
14. 2026-05-04
    listed $115,000 New 28-char remark
15. 2010-04-26
    soldstatus
16. 2004-03-09
    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: $3,637 · $303/mo
• Projected year-2 tax: $3,637 · $303/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 · 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: $18,273
• − Mortgage interest: −$6,442
• − Property taxes: −$3,637
• − Insurance: −$575
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,345
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,662/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

• 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

3 events — show timeline

• 2026-05-04 Listed $115,000 LERA
• 2010-04-26 Sold (Public Records) — Public Records
• 2004-03-09 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $3,637 · -1.8% YoY. Source: county tax records.