3609 Mccrae Xing · San Antonio, TX 78264

$213,999

4 bd · 2.5 ba · 1,867 sqft · SingleFamily · 118 Days on market

Built 2025 4,791 sqft lot $115/sqft · at area comps Est $221k · at est. $83/mo HOA · 5% of rent ↓ 9% since listing

---

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 +8.9/15.0
• Cash flow +7.3/30.0
• Appreciation +7.0/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.4/10.0

Listing remarks MLS

The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Versatile loft
• 4,791 sq ft lot

Tags

• OPEN-CONCEPT FLOORPLAN
• LUXURIOUS OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (24.6% below list).
• Recommended offer: $161k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 329 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,445 (24.6% 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 118 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 11.0

CMA / ARV

• ARV (median comp): $220,654
• List price: $213,999
• Delta: -3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3609 Mccrae Xing	0.00mi	4/2.5	1,867 (0%)	1mo	$213,999	$115	99
20807 Pinon Grv	0.05mi	4/2.5	1,867 (0%)	5mo	$228,999	$123	94
20819 Pinon Grv	0.06mi	4/2.5	1,867 (0%)	6mo	$213,999	$115	92
21053 Sumac Grv	0.10mi	4/2.5	1,867 (0%)	5mo	$206,999	$111	91
20926 Sumac Grv	0.17mi	4/2.5	1,867 (0%)	2mo	$210,999	$113	91
20918 Sumac Grv	0.11mi	4/2.0	1,600 (-14%)	1mo	$197,999	$124	68
20930 Sumac Grv	0.13mi	4/2.0	1,600 (-14%)	1mo	$197,999	$124	67
21034 Sumac Grv	0.10mi	4/2.0	1,600 (-14%)	4mo	$195,999	$122	66
21002 Sumac Grv	0.17mi	4/2.0	1,600 (-14%)	3mo	$200,999	$126	64
21045 Sumac Grv	0.10mi	4/2.0	1,600 (-14%)	7mo	$195,999	$122	64
21136 Prairie Rose	0.52mi	3/2.0 (-1)	1,910 (+2%)	3mo	$469,990	$246	63
21120 Prairie Rose	0.44mi	4/2.0	2,121 (+14%)	0mo	$509,990	$240	54

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.31×
• Total profit: $18,504
• Equity at exit: $107,814

10-year hold

• IRR: 7.8%
• Equity multiple: 2.31×
• Total profit: $78,646
• Equity at exit: $175,794

Cash invested: $59,920 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$1,122
• Tax est. 1.5%: −$267 /mo · $3,210/yr
• Insurance: −$89
• HOA: −$83
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-286

Break-even live

Break-even rent $1,977

Max offer price $172,544

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	43d	1	0.05mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	3d	1	0.39mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	43d	1	0.68mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	23d	1	0.96mi
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,550	$1.01	43d	1	0.98mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	43d	1	1.02mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	23d	1	1.11mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 13 events

1. 2026-05-05
   status Pending 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

2. 2026-04-30
   price $213,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

3. 2026-04-28
   price $198,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

4. 2026-04-18
   price $208,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

5. 2026-04-14
   price $207,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

6. 2026-04-10
   price $208,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

7. 2026-04-09
   price $209,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

8. 2026-04-03
   price $213,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

9. 2026-03-14
   price $233,999 493-char remark

   Show marketing remark (493 chars)

   The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

10. 2026-03-12
    price $211,999 493-char remark

    Show marketing remark (493 chars)

    The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

11. 2026-03-05
    price $212,999 493-char remark

    Show marketing remark (493 chars)

    The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

12. 2026-03-04
    price $213,999 493-char remark

    Show marketing remark (493 chars)

    The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

13. 2026-01-07
    listed $233,999 New 493-char remark

    Show marketing remark (493 chars)

    The Morrow - This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $19,373
• − Mortgage interest: −$11,987
• − Property taxes: −$3,210
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − HOA: −$996
• − Depreciation: −$6,225
• Taxable loss: −$7,215
• Est. tax savings @ 24.0%: +$1,732
• After-tax cash flow: $-1,706/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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

-8.5% since first listed

13 events — show timeline

• 2026-05-05 Pending — LERA
• 2026-04-30 Price Changed $213,999 LERA
• 2026-04-28 Price Changed $198,999 LERA
• 2026-04-18 Price Changed $208,999 LERA
• 2026-04-14 Price Changed $207,999 LERA
• 2026-04-10 Price Changed $208,999 LERA
• 2026-04-09 Price Changed $209,999 LERA
• 2026-04-03 Price Changed $213,999 LERA
• 2026-03-14 Price Changed $233,999 LERA
• 2026-03-12 Price Changed $211,999 LERA
• 2026-03-05 Price Changed $212,999 LERA
• 2026-03-04 Price Changed $213,999 LERA
• 2026-01-07 Listed $233,999 LERA