4434 Tiera · San Antonio, TX 78073

$179,988

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 24 Days on market

Built 2018 Fair condition 0.34 ac lot Est $169k · 6% over

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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 +19.8/30.0
• DSCR +6.3/10.0
• Appreciation +6.3/10.0
• 1% rule +4.7/10.0
• ARV discount +4.7/15.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Singlewide manufactured home featuring three bedrooms and two bathrooms situated on a large lot with outdoor living and storage space. The home opens into an open concept living, dining, and kitchen area, creating a connected layout for everyday living. The primary bedroom offers a spacious layout with an ensuite bathroom and walk in closet. Secondary bedrooms provide comfortable accommodations. Outdoor features include a covered patio and a covered storage area located next to the home. For additional information or to learn more about this property, contact your agent.

Key facts

• Open concept living
• Covered patio
• Storage space

Tags

• OUTDOOR LIVING
• STORAGE SPACE
• OPEN CONCEPT LIVING
• COVERED PATIO
• COVERED STORAGE AREA

Property features AI

Finance

• HOA & community: Subdivision: KINGS POINT

Exterior

• Parking: Detached parking
• Utilities: Septic
• Home design: Pre-owned home; Approximately 8 years old; Aluminum exterior; Composition roof
• Construction: Aluminum exterior; Composition roof
• Exterior features: Deck/Balcony; Privacy fence; Chain link fence; Street paved

Interior

• Kitchen: Eat-in kitchen (10 x 8); Stove/Range included
• Bedrooms: Master bedroom with ceiling fan and full bath (12 x 12); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (7 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; 1 living area; Eat-in kitchen; Ground level / no steps; Cable TV available; High-speed internet available; Some window coverings remain; Washer and dryer connections
• Laundry & utility: Laundry on main level; Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $146 ($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 $175k (3.0% below list).
• Recommended offer: $175k (3.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,515 (3.0% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.97% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $169,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4449 Chariot	0.28mi	3/2.0	1,248 (+8%)	23mo	$164,000	$131	54
4165 Kings Hl	0.37mi	2/2.0 (-1)	1,056 (-8%)	18mo	$155,000	$147	50

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.54×
• Total profit: $27,235
• Equity at exit: $76,918

10-year hold

• IRR: 12.3%
• Equity multiple: 2.76×
• Total profit: $88,733
• Equity at exit: $115,510

Cash invested: $50,397 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 325
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $146

Break-even live

Break-even rent $1,560

Max offer price $179,988

Occupancy floor 87%

Sensitivity live

Price	-10% $248	-5% $197	+0% $146	+5% $95	+10% $44
Rent	-10% $8	-5% $77	+0% $146	+5% $215	+10% $284
Rate	-1.0pp $237	-0.5pp $192	base $146	+0.5pp $99	+1.0pp $52

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: $44,997
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $179,988 Active 24 DOM
2. 2026-06-18
   days on market $179,988 Active 22 DOM
3. 2026-06-17
   days on market $179,988 Active 21 DOM
4. 2026-06-16
   days on market $179,988 Active 20 DOM
5. 2026-06-15
   days on market $179,988 Active 19 DOM
6. 2026-06-15
   days on market $179,988 Active 18 DOM
7. 2026-06-13
   days on market $179,988 Active 17 DOM
8. 2026-06-12
   days on market $179,988 Active 16 DOM
9. 2026-06-09
   days on market $179,988 Active 13 DOM
10. 2026-06-08
    days on market $179,988 Active 12 DOM
11. 2026-06-08
    statusdays on market $179,988 Active 11 DOM
12. 2026-06-07
    days on market $179,988 New 10 DOM
13. 2026-06-03
    days on market $179,988 New 7 DOM
14. 2026-06-02
    days on market $179,988 New 6 DOM
15. 2026-06-01
    days on market $179,988 New 5 DOM
16. 2026-05-31
    days on market $179,988 New 4 DOM
17. 2026-05-27
    listed $179,988 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: $1,767 · $147/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$1,527/yr (+$127/mo · 86.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥108°F today · 16 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: $20,942
• − Mortgage interest: −$10,082
• − Property taxes: −$1,767
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,236
• Taxable loss: −$1,191
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $2,039/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This singlewide manufactured home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, exterior, flooring, and HVAC system.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Bathtubs — Stained and in need of replacement
• Major Exterior siding — Worn and in need of repainting
• Major Flooring — Dirty and worn, needs replacement
• Major Paint — Peeling and in need of repainting
• Major Windows — Old and possibly in need of replacement
• Major Foundation — Uneven and possibly settling
• Major HVAC unit — Old and may need replacement

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Replace flooring — New flooring can improve the home's value and appeal
• Both Replace HVAC unit — A new HVAC unit can improve comfort and energy efficiency
• Both Replace windows — New windows can improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Bathtubs · Stained and in need of replacement	Major	$15,000–50,000
Exterior siding · Worn and in need of repainting	Major	$15,000–50,000
Flooring · Dirty and worn, needs replacement	Major	$15,000–50,000
Paint · Peeling and in need of repainting	Major	$15,000–50,000
Windows · Old and possibly in need of replacement	Major	$15,000–50,000
Foundation · Uneven and possibly settling	Major	$15,000–50,000
HVAC unit · Old and may need replacement	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Replace flooring — New flooring can improve the home's value and appeal ↑
• Both Replace HVAC unit — A new HVAC unit can improve comfort and energy efficiency ↑
• Both Replace windows — New windows can improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 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

• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• Rent YoY: —
• Metro: —
• 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

• 2026-05-27 Listed $179,988 LERA

Property tax history

+16.0%/yr

Latest (2025): $1,767 · -1.1% YoY. Source: county tax records.