3615 Dunlap Flds · San Antonio, TX 78109

$175,000

3 bd · 2.5 ba · 1,547 sqft · SingleFamily public records · 76 Days on market

Built 2005 3,920 sqft lot $113/sqft · 27% below area Est $238k · 27% under $8/mo HOA

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home located approx. 5 minutes from Fort Sam Houston and Randolph AFB. Approx. 10 minutes to downtown San Antonio and conveniently located near schools and shopping. Full interior paint with new pad and carpet installed this year. Located on a cul de sac offering privacy and safety for your buyer's children. Garden tub and separate shower in primary bath. Walking distance to HOA playground. Close to Wagner High School. Back yard fence has been repaired.

Key facts

• Located near schools
• 3,920 sq ft lot
• 2 garage spots

Tags

• LOCATED NEAR SCHOOLS
• LOCATED NEAR SHOPPING
• LOCATED ON A CUL DE SAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $171k (2.2% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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.
• Market conditions: Rents soft (-1.1%/yr); 1208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.98% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.5

CMA / ARV

• ARV (median comp): $238,485
• List price: $175,000
• Delta: -26.62%
• 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
3842 Candleglenn	0.46mi	3/2.5	1,501 (-3%)	0mo	$155,000	$103	73
3717 Candlecreek Ct	0.51mi	3/2.5	1,501 (-3%)	0mo	$199,999	$133	71
6518 Candleview	0.42mi	3/2.0	1,630 (+5%)	1mo	$179,000	$110	69
4141 Sunrise Cove Dr	0.46mi	3/2.5	1,478 (-4%)	3mo	$125,000	$85	69
6011 Meadow Sunrise Dr	0.58mi	3/2.0	1,521 (-2%)	1mo	$150,000	$99	67
6617 Richland Pl	0.41mi	3/2.0	1,653 (+7%)	2mo	$232,500	$141	66
3019 Pacific Coast	0.46mi	3/2.0	1,654 (+7%)	1mo	$245,000	$148	65
6143 Lyndell Spgs	0.70mi	3/2.5	1,501 (-3%)	1mo	$208,000	$139	62
2915 Candleside	0.43mi	3/2.5	1,716 (+11%)	2mo	$190,000	$111	60
5123 Pine Lk	0.69mi	3/2.0	1,626 (+5%)	1mo	$202,000	$124	56
6002 Glacier Sun	0.46mi	3/2.0	1,344 (-13%)	1mo	$165,000	$123	54
4230 Sunrise Cv	0.53mi	4/2.0 (+1)	1,733 (+12%)	1mo	$164,000	$95	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.44×
• Total profit: $-27,416
• Equity at exit: $26,093

10-year hold

• IRR: -14.7%
• Equity multiple: 0.28×
• Total profit: $-35,427
• Equity at exit: $15,131

Cash invested: $49,000 (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

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1208
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$918
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$73
• HOA: −$8
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $93

Break-even live

Break-even rent $1,594

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $192	-5% $142	+0% $93	+5% $43	+10% $-6
Rent	-10% $-43	-5% $25	+0% $93	+5% $160	+10% $228
Rate	-1.0pp $181	-0.5pp $137	base $93	+0.5pp $47	+1.0pp $1

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	44d	1	0.02mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	12d	1	0.05mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	21d	1	0.11mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	44d	1	0.15mi
6703 Foster Flds Converse, TX	4.0	2.0	1894	$1,850	$0.98	16d	1	0.16mi
6523 Candlecrest Ct San Antonio, TX	4.0	2.0	1905	$1,930	$1.01	44d	1	0.21mi
6734 Summer Fest Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	3d	8	0.30mi
6734 Summer Fest Dr Unit 150 San Antonio, TX	3.0	2.5	1225	$1,575	$1.29	16d	1	0.31mi
6734 Summer Fest Dr Unit 130 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	25d	1	0.31mi
6734 Summer Fest Dr Unit 114 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	16d	1	0.31mi
6734 Summer Fest Dr Unit 108 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	45d	1	0.31mi
6734 Summer Fest Dr Unit 148 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	16d	1	0.31mi
6734 Summer Fest Dr Unit 128 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.35mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	44d	1	0.42mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	44d	1	0.43mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	3d	1	0.43mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	44d	1	0.43mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	44d	1	0.45mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	5d	1	0.45mi
3814 Pickles Way Converse, TX	3.0	2.0	1450	$1,595	$1.10	44d	1	0.46mi
6941 Sunspot Converse, TX	3.0	2.0	1355	$1,240	$0.92	13d	1	0.47mi
6402 Candlewick Ct San Antonio, TX	4.0	2.5	2008	$1,790	$0.89	5d	1	0.48mi
6254 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	44d	1	0.52mi
6402 Candleview Ct San Antonio, TX	3.0	2.0	1319	$1,499	$1.14	5d	1	0.53mi
3713 Candlebluff Dr San Antonio, TX	3.0	2.5	1501	$2,100	$1.40	16d	1	0.53mi
7111 Azure Waters Converse, TX	3.0	2.0	1654	$1,800	$1.09	16d	1	0.54mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	44d	1	0.55mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	25d	1	0.57mi
3123 Saturn Path Converse, TX	3.0	2.5	1935	$1,975	$1.02	5d	1	0.59mi
5223 Fawn Lk San Antonio, TX	3.0	3.0	1831	$1,750	$0.96	4d	1	0.59mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	25d	1	0.59mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	4d	1	0.59mi
2726 Candleridge Dr San Antonio, TX	3.0	2.0	1430	$1,349	$0.94	25d	1	0.61mi
3710 Candleglenn San Antonio, TX	3.0	2.5	1582	$1,650	$1.04	4d	1	0.61mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	23d	1	0.61mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	21d	1	0.61mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	5d	1	0.61mi
7022 Phoenix Path Converse, TX	3.0	2.0	1209	$1,750	$1.45	17d	1	0.62mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	4d	1	0.62mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	44d	1	0.62mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 22 events

1. 2026-06-21
   statusdays on market $175,000 Active Option 76 DOM
2. 2026-06-18
   days on market $175,000 Active 73 DOM
3. 2026-06-17
   statusdays on market $175,000 Active 72 DOM
4. 2026-06-16
   days on market $175,000 Price Change 71 DOM
5. 2026-06-15
   days on market $175,000 Price Change 70 DOM
6. 2026-06-13
   days on market $175,000 Price Change 68 DOM
7. 2026-06-09
   days on market $175,000 Price Change 64 DOM
8. 2026-06-08
   days on market $175,000 Price Change 63 DOM
9. 2026-06-07
   pricestatusdays on market $175,000 Price Change 62 DOM
10. 2026-06-04
    days on market $184,900 Active 59 DOM
11. 2026-06-03
    days on market $184,900 Active 58 DOM
12. 2026-06-02
    days on market $184,900 Active 57 DOM
13. 2026-06-01
    days on market $184,900 Active 56 DOM
14. 2026-05-31
    days on market $184,900 Active 55 DOM
15. 2026-05-19
    price $184,900 470-char remark

    Show marketing remark (470 chars)

    Spacious home located approx. 5 minutes from Fort Sam Houston and Randolph AFB. Approx. 10 minutes to downtown San Antonio and conveniently located near schools and shopping. Full interior paint with new pad and carpet installed this year. Located on a cul de sac offering privacy and safety for your buyer's children. Garden tub and separate shower in primary bath. Walking distance to HOA playground. Close to Wagner High School. Back yard fence has been repaired.

16. 2026-04-06
    listed $198,000 New 470-char remark

    Show marketing remark (470 chars)

    Spacious home located approx. 5 minutes from Fort Sam Houston and Randolph AFB. Approx. 10 minutes to downtown San Antonio and conveniently located near schools and shopping. Full interior paint with new pad and carpet installed this year. Located on a cul de sac offering privacy and safety for your buyer's children. Garden tub and separate shower in primary bath. Walking distance to HOA playground. Close to Wagner High School. Back yard fence has been repaired.

17. 2020-10-16
    soldstatus
18. 2009-06-06
    historical
19. 2009-05-18
    listed $136,000
20. 2008-06-13
    historical
21. 2008-04-18
    listed $141,900
22. 2007-06-19
    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: $3,126 · $260/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$77/yr (+$6/mo · 2.4%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,533
• − Mortgage interest: −$9,803
• − Property taxes: −$3,126
• − Insurance: −$875
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$96
• − Depreciation: −$5,091
• Taxable loss: −$1,743
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,530/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

+30.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $184,900 LERA
• 2026-04-06 Listed $198,000 LERA
• 2020-10-16 Sold (Public Records) — Public Records
• 2009-06-06 Listing Removed — LERA
• 2009-05-18 Listed $136,000 LERA
• 2008-06-13 Listing Removed — LERA
• 2008-04-18 Listed $141,900 LERA
• 2007-06-19 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,126 · -5.4% YoY. Source: county tax records.