2722 Brighton Park · San Antonio, TX 78109-3708

$219,999

3 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 37 Days on market

Built 2008 6,229 sqft lot $139/sqft · 12% below area Est $251k · 12% under $29/mo HOA · 2% of rent

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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 +13.0/15.0
• Cash flow +7.1/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.3/10.0

Listing remarks

Free Washer , Dryer and refrigerator Nice starter home with HOA with park and pool , great location close to I10 and major groceries Has been updated with many features , new interior paint , new carpet and new laminate flooring , new granite countertop , garage painted and stained , Ac inspected and new thermostat , water heater inspected by pro plumber , roof has been replaced in 2023 and the foundation has been fixed with transferable warranty , hidrostatic test passed

Key facts

• Hoa with pool
• New carpet
• New interior paint

Tags

• HOA WITH PARK
• HOA WITH POOL
• NEW INTERIOR PAINT
• NEW CARPET
• NEW LAMINATE FLOORING
• NEW GRANITE COUNTERTOP

Property features AI

Finance

• Financial info: Down payment resource available
• HOA & community: Mandatory HOA; HOA fee $350 annually; Association transfer fee $250

Exterior

• Parking: 1-car garage
• Utilities: Water system
• Home design: Pre-owned property; Approximate age: 18 years
• Construction: Slab foundation; Composition roof
• Exterior features: Brick, siding, and cement-fiber exterior; Recent rehab; Subdivision: Horizon Pointe; Pool and park/playground in the community

Interior

• Kitchen: Microwave; Stove/Range; Kitchen roughly 15 x 17
• Bedrooms: Master bedroom about 15 x 11; Bedroom 2 about 14 x 11; Bedroom 3 about 12 x 11
• Flooring: Carpeting; Vinyl flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Heat pump heating; Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Microwave; Stove/Range; Some window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-309 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (23.9% below list).
• Recommended offer: $165k (24.8% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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: 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: James L Masters (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 802 students, 66% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 73% FRL vs 57% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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

• 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 $165,458 (24.8% 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 37 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.01%
• DSCR: 0.73
• GRM: 10.9

CMA / ARV

• ARV (median comp): $250,758
• List price: $219,999
• Delta: -12.27%
• 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
3019 Pacific Coast	0.26mi	3/2.0	1,654 (+5%)	1mo	$245,000	$148	80
2719 Pismo Bch	0.12mi	3/2.0	1,794 (+14%)	6mo	$259,900	$145	66
7118 Azure Waters	0.39mi	3/2.0	1,435 (-9%)	4mo	$225,000	$157	64
6518 Candleview	0.66mi	3/2.0	1,630 (+3%)	1mo	$179,000	$110	63
2326 Camberly	0.62mi	3/2.5	1,515 (-4%)	3mo	$200,000	$132	60
7231 Lunar Eclipse	0.40mi	4/2.0 (+1)	1,755 (+11%)	1mo	$284,900	$162	56
3017 Neptunes Sea	0.53mi	4/2.0 (+1)	1,459 (-8%)	2mo	$234,995	$161	56
7235 Lunar Eclipse	0.41mi	4/2.0 (+1)	1,751 (+11%)	3mo	$278,000	$159	56
2710 Green Leaf Way	0.70mi	3/2.0	1,651 (+5%)	8mo	$245,000	$148	53
3448 Meteor Night	0.59mi	3/2.0	1,428 (-10%)	5mo	$312,990	$219	53
2915 Candleside	0.74mi	3/2.5	1,716 (+9%)	2mo	$190,000	$111	47
3603 Aranda Flds	0.72mi	3/2.0	1,346 (-15%)	3mo	$190,000	$141	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $6,932
• Equity at exit: $98,921

10-year hold

• IRR: 5.6%
• Equity multiple: 1.85×
• Total profit: $52,398
• Equity at exit: $152,449

Cash invested: $61,600 (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 78109-3708

• Active inventory: 1
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$357 /mo · $4,290/yr
• Insurance: −$92
• HOA: −$29
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-309

Break-even live

Break-even rent $2,066

Max offer price $165,458

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7022 Phoenix Path Converse, TX	3.0	2.0	1209	$1,750	$1.45	16d	1	0.11mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,525	$1.20	4d	1	0.18mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,550	$1.22	17d	1	0.18mi
3123 Saturn Path Converse, TX	3.0	2.5	1935	$1,975	$1.02	4d	1	0.24mi
2715 Point Sur Converse, TX	4.0	2.5	2056	$1,785	$0.87	4d	1	0.25mi
2411 Woodlake Pkwy Converse, TX	1.0–4.0	1.0–2.0	1083	$1,504	$1.39	1d	18	0.28mi
7163 Lunar Eclipse Converse, TX	3.0	2.5	1935	$2,200	$1.14	10d	1	0.33mi
2409 Key Hole Vw Converse, TX	3.0	2.0	1602	$1,600	$1.00	12d	1	0.38mi
7111 Azure Waters Converse, TX	3.0	2.0	1654	$1,800	$1.09	14d	1	0.39mi
3023 Laguna Clfs Converse, TX	3.0	2.0	1342	$1,650	$1.23	3d	1	0.47mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	4d	1	0.50mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	43d	1	0.50mi
6634 Poseidon Way Converse, TX	4.0	2.5	1990	$1,750	$0.88	22d	1	0.50mi
3619 Storm Moon Converse, TX	3.0	2.0	1620	$1,695	$1.05	43d	1	0.59mi
6703 Foster Flds Converse, TX	4.0	2.0	1894	$1,850	$0.98	14d	1	0.60mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	20d	1	0.62mi
2338 Camberly Vw Converse, TX	4.0	3.0	2122	$1,850	$0.87	24d	1	0.64mi
6510 Poseidon Way Converse, TX	3.0	2.0	1408	$1,539	$1.09	2d	1	0.66mi
6941 Sunspot Converse, TX	3.0	2.0	1355	$1,240	$0.92	12d	1	0.66mi
6527 San Miguel Way Converse, TX	3.0	2.5	2042	$1,475	$0.72	43d	1	0.66mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	11d	1	0.67mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	4d	1	0.69mi
3814 Pickles Way Converse, TX	3.0	2.0	1450	$1,595	$1.10	43d	1	0.70mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	43d	1	0.73mi
2610 Green Leaf Way San Antonio, TX	3.0	2.5	2003	$1,995	$1.00	11d	1	0.75mi
3907 Josephs Run Converse, TX	4.0	2.5	2144	$1,719	$0.80	16d	1	0.75mi
2631 Green Leaf Way San Antonio, TX	4.0	2.5	1918	$1,689	$0.88	24d	1	0.77mi
6402 Candlewick Ct San Antonio, TX	4.0	2.5	2008	$1,790	$0.89	4d	1	0.80mi
3907 Josephs Way Converse, TX	4.0	2.5	2144	$1,719	$0.80	14d	1	0.80mi
6402 Candleview Ct San Antonio, TX	3.0	2.0	1319	$1,499	$1.14	4d	1	0.80mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	43d	1	0.80mi
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	2d	1	0.81mi
2607 Bluff Xing San Antonio, TX	3.0	2.5	2241	$1,650	$0.74	4d	1	0.83mi
6523 Candlecrest Ct San Antonio, TX	4.0	2.0	1905	$1,930	$1.01	43d	1	0.86mi
6734 Summer Fest Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	1d	8	0.89mi
2726 Candleridge Dr San Antonio, TX	3.0	2.0	1430	$1,349	$0.94	24d	1	0.89mi
7516 Rose Robin Run Ct Converse, TX	3.0	2.0	1612	$1,599	$0.99	4d	1	0.90mi
6734 Summer Fest Dr Unit 108 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.91mi
6734 Summer Fest Dr Unit 130 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	24d	1	0.91mi
6734 Summer Fest Dr Unit 150 San Antonio, TX	3.0	2.5	1225	$1,575	$1.29	14d	1	0.91mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: waterpool

Listing history 50 events

1. 2026-06-04
   statusdays on market $219,999 Pending 37 DOM
2. 2026-06-03
   days on market $219,999 Active Option 36 DOM
3. 2026-06-02
   days on market $219,999 Active Option 35 DOM
4. 2026-06-01
   days on market $219,999 Active Option 34 DOM
5. 2026-05-31
   days on market $219,999 Active Option 33 DOM
6. 2026-05-12
   price $223,900 478-char remark
7. 2026-04-28
   listed $225,000 New 478-char remark
8. 2026-04-21
   historical
9. 2026-04-20
   price $232,900
10. 2026-04-09
    price $235,000
11. 2026-03-23
    price $239,000
12. 2026-03-14
    price $242,500
13. 2026-02-16
    listed $243,000 New
14. 2025-05-09
    historical
15. 2025-05-08
    price $244,000
16. 2025-04-24
    price $244,500
17. 2025-04-11
    listed $245,000 New
18. 2025-03-22
    status Pending
19. 2025-03-12
    historical Active Option
20. 2025-03-11
    historical
21. 2025-02-15
    price $243,000
22. 2025-01-31
    price $243,500
23. 2024-12-28
    price $244,000
24. 2024-12-09
    price $245,300
25. 2024-11-04
    price $245,800
26. 2024-09-30
    price $246,000
27. 2024-09-03
    price $246,500
28. 2024-08-19
    listed $247,000 New
29. 2024-08-08
    historical
30. 2024-07-20
    listed $245,000 New
31. 2024-06-27
    soldstatus Sold
32. 2024-06-27
    soldstatus
33. 2024-06-20
    status Pending
34. 2024-06-18
    price $179,900
35. 2024-06-11
    price $189,000
36. 2024-06-06
    price $195,000
37. 2024-06-05
    status Back on Market
38. 2024-05-30
    historical Active Option
39. 2024-05-29
    price $199,000
40. 2024-05-29
    price $199
41. 2024-05-29
    status Back on Market
42. 2024-05-17
    status Pending
43. 2024-05-03
    historical Active Option
44. 2024-04-30
    price $229,000
45. 2024-04-11
    price $249,500
46. 2024-03-31
    price $255,000
47. 2024-03-13
    listed $265,000 New
48. 2019-03-07
    soldstatus Sold
49. 2019-03-07
    soldstatus
50. 2019-02-21
    status Pending

ⓘ 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: $4,290 · $357/mo
• Projected year-2 tax: $4,290 · $357/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,098
• − Mortgage interest: −$12,323
• − Property taxes: −$4,290
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$348
• − Depreciation: −$6,400
• Taxable loss: −$7,579
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $-1,886/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+16.4% since first listed

51 events — show timeline

• 2026-06-18 Sold (MLS) — LERA
• 2026-06-04 Pending — LERA
• 2026-05-29 Contingent — LERA
• 2026-05-19 Price Changed $219,999 LERA
• 2026-05-12 Price Changed $223,900 LERA
• 2026-04-28 Listed $225,000 LERA
• 2026-04-21 Listing Removed — LERA
• 2026-04-20 Price Changed $232,900 LERA
• 2026-04-09 Price Changed $235,000 LERA
• 2026-03-23 Price Changed $239,000 LERA
• 2026-03-14 Price Changed $242,500 LERA
• 2026-02-16 Listed $243,000 LERA
• 2025-05-09 Listing Removed — LERA
• 2025-05-08 Price Changed $244,000 LERA
• 2025-04-24 Price Changed $244,500 LERA
• 2025-04-11 Listed $245,000 LERA
• 2025-03-22 Pending — LERA
• 2025-03-12 Contingent — LERA
• 2025-03-11 Listing Removed — LERA
• 2025-02-15 Price Changed $243,000 LERA
• 2025-01-31 Price Changed $243,500 LERA
• 2024-12-28 Price Changed $244,000 LERA
• 2024-12-09 Price Changed $245,300 LERA
• 2024-11-04 Price Changed $245,800 LERA
• 2024-09-30 Price Changed $246,000 LERA
• 2024-09-03 Price Changed $246,500 LERA
• 2024-08-19 Listed $247,000 LERA
• 2024-08-08 Listing Removed — LERA
• 2024-07-20 Listed $245,000 LERA
• 2024-06-27 Sold (MLS) — LERA
• 2024-06-27 Sold (Public Records) — Public Records
• 2024-06-20 Pending — LERA
• 2024-06-18 Price Changed $179,900 LERA
• 2024-06-11 Price Changed $189,000 LERA
• 2024-06-06 Price Changed $195,000 LERA
• 2024-06-05 Relisted — LERA
• 2024-05-30 Contingent — LERA
• 2024-05-29 Price Changed $199,000 LERA
• 2024-05-29 Price Changed $199 LERA
• 2024-05-29 Relisted — LERA
• 2024-05-17 Pending — LERA
• 2024-05-03 Contingent — LERA
• 2024-04-30 Price Changed $229,000 LERA
• 2024-04-11 Price Changed $249,500 LERA
• 2024-03-31 Price Changed $255,000 LERA
• 2024-03-13 Listed $265,000 LERA
• 2019-03-07 Sold (MLS) — LERA
• 2019-03-07 Sold (Public Records) — Public Records
• 2019-02-21 Pending — LERA
• 2019-02-08 Contingent — LERA
• 2019-01-31 Listed $189,000 LERA

Property tax history

+10.9%/yr

Latest (2025): $4,290 · -4.5% YoY. Source: county tax records.