1 Towers Park #302 · San Antonio, TX 78209

$69,913

2 bd · 2.0 ba · 1,034 sqft · SingleFamily public records · 118 Days on market

Built 1988 $68/sqft · 33% below area Est $105k · 33% under ↓ 21% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you afraid of heights but would love to live in the Senior Living Community of the Towers? This unit is for you!! Spacious and bright, this unit is on the 3rd floor with a small balcony that does not look down. High end carpet that gives this home warmth and is cozy on your feet. Updated bathroom counters. Snazzy tile back splash in the kitchen. Work out area*Wood Working Shop*Library*Community area for games and puzzles with friends*Yummy dining choices*Your own parking space in the parking garage*And, someone else mows the lawn! My Senior Seller said this place has been a very safe place to live for her and the staff are just wonderful. Could this be your next retirement home?

Key facts

• Small balcony
• Tile back splash
• Wood working shop

Tags

• SMALL BALCONY
• UPDATED BATHROOM COUNTERS
• TILE BACK SPLASH
• WORK OUT AREA
• WOOD WORKING SHOP
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.0%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.19% ✓
• Cap rate: 17.23%
• Cash-on-cash: 39.04%
• DSCR: 2.74
• GRM: 3.8

CMA / ARV

• ARV (median comp): $105,050
• List price: $69,913
• Delta: -33.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.27×
• Total profit: $24,829
• Equity at exit: $10,424

10-year hold

• IRR: 36.9%
• Equity multiple: 3.90×
• Total profit: $56,832
• Equity at exit: $6,045

Cash invested: $19,576 (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 78209

• Rents YoY: -1.0%
• Active inventory: 363
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$367
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $637

Break-even live

Break-even rent $725

Max offer price $69,913

Occupancy floor 53%

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: $17,478
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Towers Park Ln San Antonio, TX	2.0	2.0	1440	$1,600	$1.11	44d	1	0.01mi
1103 Harry Wurzbach Rd San Antonio, TX	1.0–2.0	1.0–2.0	1264	$1,900	$1.50	15d	6	0.57mi
831 Terrell Rd Unit 103 Terrell Hills, TX	3.0	1.0	1352	$1,950	$1.44	4d	1	0.72mi
322 Andrews St Unit A San Antonio, TX	2.0	1.0	850	$1,900	$2.24	44d	1	0.84mi
322 Andrews St Unit B San Antonio, TX	2.0	1.0	850	$1,900	$2.24	44d	1	0.84mi
422 Pershing Ave Unit B San Antonio, TX	2.0	1.5	1400	$2,200	$1.57	18d	1	0.86mi
4001 N New Braunfels Ave San Antonio, TX	1.0	1.0	778	$938	$1.21	44d	1	0.94mi
1186 Garraty Rd San Antonio, TX	2.0	2.5	1050	$2,195	$2.09	16d	1	0.94mi
119 Andrews San Antonio, TX	2.0	1.0	750	$2,700	$3.60	2d	1	0.96mi
743 Eleanor Ave Apt 101 San Antonio, TX	1.0	1.0	1260	$975	$0.77	16d	1	0.98mi
175 Harrigan Ct San Antonio, TX	2.0	1.0	1150	$1,375	$1.20	15d	1	0.98mi
152 Harrigan Ct Unit 6 Alamo Heights, TX	1.0	1.0	750	$1,230	$1.64	44d	1	1.01mi
152 Harrigan Ct Unit 2 Alamo Heights, TX	1.0	1.0	750	$1,250	$1.67	4d	1	1.01mi
711 Eleanor Ave San Antonio, TX	2.0	2.0	1188	$2,200	$1.85	11d	1	1.02mi
152 Terrell Rd #4 San Antonio, TX	2.0	2.0	1100	$1,400	$1.27	44d	1	1.02mi
168 Barilla Pl Unit A102 San Antonio, TX	2.0	2.0	1101	$1,595	$1.45	24d	1	1.03mi
206 Northview St San Antonio, TX	3.0	2.0	1150	$1,350	$1.17	44d	1	1.04mi
150 Elizabeth Rd Unit 2 San Antonio, TX	2.0	1.0	1307	$1,200	$0.92	44d	1	1.04mi
4242 Broadway San Antonio, TX	1.0	1.0	963	$920	$0.96	44d	1	1.05mi
145 Terrell Rd San Antonio, TX	2.0	2.5	1475	$2,295	$1.56	12d	1	1.06mi
128 Katherine Ct Unit 3 San Antonio, TX	1.0	1.0	780	$1,425	$1.83	18d	1	1.06mi
128 Katherine Ct San Antonio, TX	1.0	1.0	780	$1,425	$1.83	16d	1	1.06mi
116 Lyman Dr San Antonio, TX	3.0	2.0	1468	$2,150	$1.46	44d	1	1.07mi
539 Eleanor Ave San Antonio, TX	2.0	1.0	615	$1,300	$2.11	4d	2	1.15mi
539 Eleanor Ave Apt 303 San Antonio, TX	2.0	1.0	780	$1,300	$1.67	44d	1	1.15mi
262 Claremont Ave Unit 1 San Antonio, TX	2.0	2.0	978	$1,850	$1.89	4d	1	1.17mi
116 Pershing Ave San Antonio, TX	2.0	1.5	1216	$1,975	$1.62	15d	1	1.18mi
240 Claremont Ave San Antonio, TX	1.0	1.0	700	$1,300	$1.86	12d	1	1.22mi
340 Natalen Ave Unit 3 San Antonio, TX	1.0	1.0	829	$950	$1.15	4d	1	1.24mi
218 Claremont Ave Unit 4 San Antonio, TX	1.0	1.0	700	$895	$1.28	12d	1	1.26mi
332 Natalen Ave San Antonio, TX	2.0	1.0	1014	$1,650	$1.63	44d	1	1.27mi
323 Natalen Ave Unit 1 San Antonio, TX	1.0	1.0	800	$1,275	$1.59	44d	1	1.28mi
312 Natalen Ave Unit 312 San Antonio, TX	2.0	1.0	825	$1,435	$1.74	44d	1	1.31mi
133 Parland Pl #3 San Antonio, TX	1.0	1.0	710	$950	$1.34	4d	1	1.32mi
601 Coleman St Unit 2 San Antonio, TX	2.0	1.0	800	$950	$1.19	44d	1	1.35mi
508 Bee St Unit 508-b San Antonio, TX	3.0	1.0	828	$995	$1.20	44d	1	1.38mi
508 Bee St San Antonio, TX	3.0	1.0	828	$995	$1.20	18d	1	1.38mi
235 Natalen Ave Unit 2 San Antonio, TX	2.0	1.0	900	$1,050	$1.17	2d	1	1.38mi
235 Natalen Ave Unit 1 San Antonio, TX	2.0	1.0	952	$1,000	$1.05	2d	1	1.38mi
634 Hood St San Antonio, TX	2.0	1.0	762	$1,100	$1.44	44d	1	1.39mi

Listing history 21 events

1. 2026-06-18
   days on market $69,913 Active 118 DOM
2. 2026-06-17
   days on market $69,913 Active 117 DOM
3. 2026-06-16
   days on market $69,913 Active 116 DOM
4. 2026-06-15
   days on market $69,913 Active 115 DOM
5. 2026-06-13
   days on market $69,913 Active 113 DOM
6. 2026-06-09
   days on market $69,913 Active 109 DOM
7. 2026-06-08
   days on market $69,913 Active 108 DOM
8. 2026-06-07
   days on market $69,913 Active 107 DOM
9. 2026-06-04
   days on market $69,913 Active 104 DOM
10. 2026-06-03
    days on market $69,913 Active 103 DOM
11. 2026-06-02
    days on market $69,913 Active 102 DOM
12. 2026-06-01
    days on market $69,913 Active 101 DOM
13. 2026-05-31
    days on market $69,913 Active 100 DOM
14. 2026-02-20
    listed $69,913 New 692-char remark

    Show marketing remark (692 chars)

    Are you afraid of heights but would love to live in the Senior Living Community of the Towers? This unit is for you!! Spacious and bright, this unit is on the 3rd floor with a small balcony that does not look down. High end carpet that gives this home warmth and is cozy on your feet. Updated bathroom counters. Snazzy tile back splash in the kitchen. Work out area*Wood Working Shop*Library*Community area for games and puzzles with friends*Yummy dining choices*Your own parking space in the parking garage*And, someone else mows the lawn! My Senior Seller said this place has been a very safe place to live for her and the staff are just wonderful. Could this be your next retirement home?

15. 2021-01-15
    soldstatus Sold 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

16. 2020-12-24
    status Pending 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

17. 2020-09-25
    price $75,000 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

18. 2020-09-01
    status Back on Market 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

19. 2020-08-24
    historical Active Option 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

20. 2020-07-09
    listed $89,000 New 508-char remark

    Show marketing remark (508 chars)

    The Towers, Where Retirement Stops and Life Begins.The Towers on Park Lane is an Independent Living Active Adult, Luxury Cooperative. The Towers provides Residents with the freedom to define the lifestyle they want in comfortable and elegant surroundings with only one goal, to enjoy life to the fullest and live it well among friends. Amenities include 24/7 Resident Safety Officers, Valet Concierge, Two Dining Facilities, Weekly Housekeeping, Fitness Studio with Instructor, Heated Pool, Library and MORE!

21. 1994-06-01
    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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $18,374
• − Mortgage interest: −$3,916
• − Property taxes: −$2,123
• − Insurance: −$350
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$2,034
• Taxable income: $7,011
• Est. tax owed @ 24.0%: −$1,683
• After-tax cash flow: $5,960/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 43,400
• Household income: $86,514
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1480.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% 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: ▼ -386.19%
• Current HPI: 251.5759
• Rent YoY: ▼ -1.04%
• 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

-21.4% since first listed

8 events — show timeline

• 2026-02-20 Listed $69,913 LERA
• 2021-01-15 Sold (MLS) — LERA
• 2020-12-24 Pending — LERA
• 2020-09-25 Price Changed $75,000 LERA
• 2020-09-01 Relisted — LERA
• 2020-08-24 Contingent — LERA
• 2020-07-09 Listed $89,000 LERA
• 1994-06-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,123 · +5.5% YoY. Source: county tax records.