4010 Harrisburg Cv · San Antonio, TX 78211

$202,499

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition Est $254k · 20% under

---

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 +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home; Kitson plan
• Exterior features: Living area approximately 1,402

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Kitson plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $202k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (20.3% below list).
• Recommended offer: $161k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 152 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $491 of equity ($1k loan paydown + $-909 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,451 (20.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $253,762
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4619 Christopher St	0.50mi	3/2.0	1,396 (-0%)	4mo	$278,095	$199	73
6326 Marco Plns	0.47mi	3/2.0	1,450 (+3%)	1mo	$215,000	$148	72
7319 Nicholas Blf	0.29mi	3/2.0	1,535 (+10%)	3mo	$180,000	$117	68
4642 Christopher St	0.47mi	3/2.0	1,396 (-0%)	12mo	$267,999	$192	67
7251 Meadow Acres	0.59mi	3/2.0	1,440 (+3%)	2mo	$219,900	$153	66
4406 Meadowland	0.63mi	3/2.0	1,450 (+3%)	2mo	$184,900	$128	63
4606 Christopher St	0.46mi	3/2.0	1,489 (+6%)	14mo	$268,950	$181	57
4630 Christopher St	0.46mi	3/2.0	1,489 (+6%)	16mo	$275,950	$185	55
4619 Daniel Crk	0.45mi	3/2.5	1,508 (+8%)	15mo	$256,150	$170	52
4050 Adair Blf	0.75mi	3/2.0	1,406 (+0%)	16mo	$249,000	$177	52
4614 Christopher St	0.46mi	3/2.0	1,535 (+10%)	14mo	$285,950	$186	51
4607 Christopher St	0.49mi	3/2.0	1,535 (+10%)	16mo	$281,950	$184	48

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.68×
• Total profit: $-18,031
• Equity at exit: $54,293

10-year hold

• IRR: -0.7%
• Equity multiple: 0.93×
• Total profit: $-3,891
• Equity at exit: $61,767

Cash invested: $56,700 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$1,062
• Tax est. 1.5%: −$253 /mo · $3,037/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-124

Break-even live

Break-even rent $1,771

Max offer price $184,561

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: $50,625
• Closing costs: $6,075
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6818 Fort Bnd San Antonio, TX	3.0	2.0	1866	$1,895	$1.02	23d	1	0.19mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	20d	1	0.37mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	23d	1	0.37mi
4407 Grassland Pass San Antonio, TX	4.0	2.0	1500	$1,597	$1.06	4d	1	0.43mi
4442 Grassland Pass San Antonio, TX	4.0	2.0	1492	$1,685	$1.13	4d	1	0.44mi
6334 Marco Plns San Antonio, TX	4.0	2.0	1635	$1,695	$1.04	4d	1	0.45mi
4443 Glades Way San Antonio, TX	3.0	2.0	1450	$1,395	$0.96	43d	1	0.54mi
4518 Emma Way San Antonio, TX	4.0	2.0	1635	$1,540	$0.94	43d	1	0.56mi
7246 Meadow Acres San Antonio, TX	3.0	2.0	1450	$1,470	$1.01	23d	1	0.60mi
7722 Blue Gulf Dr San Antonio, TX	3.0	2.0	1464	$1,575	$1.08	23d	1	0.64mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	21d	10	0.66mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	23d	1	0.75mi
4011 Anton Dr San Antonio, TX	3.0	2.0	1269	$1,500	$1.18	43d	1	0.90mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	4d	1	1.12mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	23d	1	1.12mi
7818 Shetland Dr Unit 102 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	21d	1	1.13mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,475	$1.07	43d	2	1.13mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,550	$1.12	23d	2	1.13mi
7818 Shetland Dr Unit 101 San Antonio, TX	3.0	2.5	1225	$1,475	$1.20	43d	1	1.13mi
3814 Gayle Ave San Antonio, TX	4.0	2.0	1686	$2,100	$1.25	17d	1	1.15mi
4103 Freestone St San Antonio, TX	4.0	2.0	1195	$1,800	$1.51	23d	1	1.19mi
3526 Manoway Bay San Antonio, TX	3.0	2.0	1459	$1,700	$1.17	21d	1	1.24mi
3618 Booker Trl San Antonio, TX	3.0	2.0	1217	$1,475	$1.21	43d	1	1.24mi
3514 Booker Trl San Antonio, TX	4.0	2.0	1667	$4,000	$2.40	1d	1	1.25mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	3d	32	1.31mi
4430 Valleyfield Dr San Antonio, TX	2.0	1.5	1444	$1,150	$0.80	43d	1	1.37mi

Listing history 10 events

1. 2026-06-18
   days on market $202,499 Active 12 DOM
2. 2026-06-17
   days on market $202,499 Active 11 DOM
3. 2026-06-16
   days on market $202,499 Active 10 DOM
4. 2026-06-15
   days on market $202,499 Active 9 DOM
5. 2026-06-13
   pricedays on market $202,499 Active 7 DOM
6. 2026-06-09
   days on market $201,499 Active 3 DOM
7. 2026-06-08
   days on market $201,499 Active 2 DOM
8. 2026-06-08
   price $201,499 Active 1 DOM
9. 2026-06-07
   remarks 419-char remark
10. 2026-06-07
    listed $221,499 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $19,374
• − Mortgage interest: −$11,343
• − Property taxes: −$3,037
• − Insurance: −$1,012
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$5,891
• Taxable loss: −$5,010
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-285/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

Good 80/100 Cosmetic rehab

This single-level home is in good condition with a modern and well-maintained interior and exterior. It has a spacious open floorplan and a private owner's suite. The home is ready for a new owner and can be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality
• Both Adding smart home features — Smart home features can increase the home's value and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality ↑
• Both Adding smart home features — Smart home features can increase the home's value and convenience ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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