7318 Raintree · San Antonio, TX 78233

$269,500

4 bd · 2.5 ba · 3,132 sqft · SingleFamily public records · 127 Days on market

Built 1999 8,058 sqft lot $86/sqft · 44% below area Est $480k · 44% under

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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 +15.0/15.0
• Cash flow +7.4/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two story home with 4 bedrooms and 2.5 bath. Upstairs bedrooms and game room. Large kitchen with built-in microwave, stove, dishwasher and disposal. Open living area. Primary bedroom with primary bath and walk-in closet. Primary bath with double vanity and tub/shower combo. Nice size secondary bedrooms. Covered patio in privacy fenced backyard. Two car attached garage. Minutes to Fort Sam Houston and Randolph Air Force Base. Easy access to shops and restaurants. Near Loop 1604.

Key facts

• Primary bath
• Upstairs bedrooms
• Large kitchen

Tags

• UPSTAIRS BEDROOMS
• GAME ROOM
• LARGE KITCHEN
• BUILT-IN MICROWAVE
• OPEN LIVING AREA
• PRIMARY BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.6% below list).
• Recommended offer: $208k (22.8% below list) — sets the bar for cash-flow.
• 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 299 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 36% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 127 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 2.8% of price.
• 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 $208,102 (22.8% 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 127 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.85% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.53%
• DSCR: 0.75
• GRM: 9.8

CMA / ARV

• ARV (median comp): $480,303
• List price: $269,500
• Delta: -43.89%
• 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
6918 Comanche Cougar	0.19mi	4/4.0	3,094 (-1%)	0mo	$515,000	$166	83
15110 Westface	0.18mi	4/4.0	3,103 (-1%)	7mo	$497,000	$160	78
15210 Comanche Gard	0.30mi	4/4.0	3,095 (-1%)	4mo	$479,990	$155	75
7002 Comanche Star	0.17mi	4/4.5	3,218 (+3%)	6mo	$584,900	$182	75
7035 Comanche Cave	0.36mi	4/2.5	2,767 (-12%)	0mo	$499,555	$181	64
6891 Comanche Cougar	0.24mi	5/3.0 (+1)	2,767 (-12%)	1mo	$469,999	$170	61
6343 Comanche Coyote	0.55mi	4/3.5	2,833 (-10%)	1mo	$429,990	$152	54
6335 Comanche Coyote	0.56mi	4/3.5	2,810 (-10%)	2mo	$427,855	$152	52
6923 Comanche Cave	0.39mi	4/3.5	2,743 (-12%)	7mo	$479,990	$175	51
6350 Comanche Coyote	0.51mi	4/3.5	2,810 (-10%)	6mo	$426,990	$152	50
7003 Comanche Cave	0.39mi	4/3.5	2,738 (-13%)	8mo	$438,990	$160	50
6822 Comanche Post	0.36mi	5/3.0 (+1)	2,767 (-12%)	9mo	$449,710	$163	49

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: -29.7%
• Equity multiple: 0.04×
• Total profit: $-72,328
• Equity at exit: $40,183

10-year hold

• IRR: -54.5%
• Equity multiple: -0.55×
• Total profit: $-116,643
• Equity at exit: $23,301

Cash invested: $75,460 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 299
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$639 /mo · $7,671/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-348

Break-even live

Break-even rent $2,740

Max offer price $208,102

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7338 Raintree Frst San Antonio, TX	4.0	2.5	2961	$2,495	$0.84	14d	1	0.08mi
14443 Mountainside Rdg San Antonio, TX	3.0	2.5	2195	$1,695	$0.77	24d	1	0.27mi
14406 Staghorn Gate San Antonio, TX	3.0	2.5	2144	$2,300	$1.07	44d	1	0.35mi
6710 Comanche Band Unit NA San Antonio, TX	5.0	2.5	2685	$2,700	$1.01	24d	1	0.49mi
6710 Comanche Band San Antonio, TX	5.0	2.5	2683	$2,600	$0.97	12d	1	0.49mi
6814 Knights Hvn Live Oak, TX	4.0	2.5	2527	$2,200	$0.87	24d	1	0.56mi
13724 Altamirano San Antonio, TX	5.0	3.5	2107	$2,800	$1.33	4d	1	0.87mi
7419 Tranquillo Way San Antonio, TX	4.0	2.5	2704	$2,100	$0.78	24d	1	0.93mi
7538 Elegante Way San Antonio, TX	4.0	2.5	2562	$1,995	$0.78	15d	1	1.03mi
16223 Kentucky Rdg Schertz, TX	4.0	3.0	2769	$3,250	$1.17	44d	1	1.06mi
7807 Liberty Horse Schertz, TX	3.0	2.5	2390	$1,721	$0.72	24d	1	1.12mi
6839 Loma Blanca San Antonio, TX	4.0	3.0	2405	$2,205	$0.92	3d	1	1.18mi
16510 Paso Rio Crk San Antonio, TX	4.0	3.0	2236	$3,050	$1.36	12d	1	1.22mi
6311 Donely Pl San Antonio, TX	4.0	2.5	2421	$1,995	$0.82	44d	1	1.24mi
6011 Higbee Ml San Antonio, TX	4.0	2.5	2897	$2,250	$0.78	4d	1	1.37mi
13203 Loma Vallejo San Antonio, TX	5.0	2.5	2541	$2,175	$0.86	44d	1	1.37mi
8119 Ellerston Blvd Selma, TX	4.0	2.5	2518	$2,299	$0.91	20d	1	1.39mi
16526 Amberly Ct Schertz, TX	4.0	3.0	2695	$2,300	$0.85	11d	1	1.42mi

Listing history 40 events

1. 2026-06-18
   days on market $269,500 Active 127 DOM
2. 2026-06-17
   days on market $269,500 Active 126 DOM
3. 2026-06-16
   days on market $269,500 Active 125 DOM
4. 2026-06-13
   days on market $269,500 Active 122 DOM
5. 2026-06-13
   days on market $269,500 Active 121 DOM
6. 2026-06-09
   days on market $269,500 Active 118 DOM
7. 2026-06-08
   days on market $269,500 Active 117 DOM
8. 2026-06-07
   days on market $269,500 Active 116 DOM
9. 2026-06-04
   days on market $269,500 Active 113 DOM
10. 2026-06-03
    days on market $269,500 Active 112 DOM
11. 2026-06-02
    days on market $269,500 Active 111 DOM
12. 2026-06-01
    days on market $269,500 Active 110 DOM
13. 2026-05-31
    statusdays on market $269,500 Active 109 DOM
14. 2026-05-15
    price $272,500 491-char remark

    Show marketing remark (491 chars)

    Spacious two story home with 4 bedrooms and 2.5 bath. Upstairs bedrooms and game room. Large kitchen with built-in microwave, stove, dishwasher and disposal. Open living area. Primary bedroom with primary bath and walk-in closet. Primary bath with double vanity and tub/shower combo. Nice size secondary bedrooms. Covered patio in privacy fenced backyard. Two car attached garage. Minutes to Fort Sam Houston and Randolph Air Force Base. Easy access to shops and restaurants. Near Loop 1604.

15. 2026-03-03
    price $275,000 491-char remark

    Show marketing remark (491 chars)

    Spacious two story home with 4 bedrooms and 2.5 bath. Upstairs bedrooms and game room. Large kitchen with built-in microwave, stove, dishwasher and disposal. Open living area. Primary bedroom with primary bath and walk-in closet. Primary bath with double vanity and tub/shower combo. Nice size secondary bedrooms. Covered patio in privacy fenced backyard. Two car attached garage. Minutes to Fort Sam Houston and Randolph Air Force Base. Easy access to shops and restaurants. Near Loop 1604.

16. 2026-02-11
    listed $280,000 New 491-char remark

    Show marketing remark (491 chars)

    Spacious two story home with 4 bedrooms and 2.5 bath. Upstairs bedrooms and game room. Large kitchen with built-in microwave, stove, dishwasher and disposal. Open living area. Primary bedroom with primary bath and walk-in closet. Primary bath with double vanity and tub/shower combo. Nice size secondary bedrooms. Covered patio in privacy fenced backyard. Two car attached garage. Minutes to Fort Sam Houston and Randolph Air Force Base. Easy access to shops and restaurants. Near Loop 1604.

17. 2019-05-30
    soldstatus
18. 2019-05-29
    soldstatus Sold 430-char remark

    Show marketing remark (430 chars)

    Large 2 Story with plenty to offer! Home features - 4 sides brick, 2 yr old standing seam METAL roof, open layout with 2 living areas, large upstairs gameroom, tile in all wet areas, wood floors in family room, huge master bedroom, dual sinks at master bath, 2' faux blinds, french doors leading to covered patio, large walk in kitchen pantry, shed in back yard. Great for entertaining or relaxing with privacy in your backyard!

19. 2019-05-06
    status Pending 430-char remark

    Show marketing remark (430 chars)

    Large 2 Story with plenty to offer! Home features - 4 sides brick, 2 yr old standing seam METAL roof, open layout with 2 living areas, large upstairs gameroom, tile in all wet areas, wood floors in family room, huge master bedroom, dual sinks at master bath, 2' faux blinds, french doors leading to covered patio, large walk in kitchen pantry, shed in back yard. Great for entertaining or relaxing with privacy in your backyard!

20. 2019-05-04
    historical Active Option 430-char remark

    Show marketing remark (430 chars)

    Large 2 Story with plenty to offer! Home features - 4 sides brick, 2 yr old standing seam METAL roof, open layout with 2 living areas, large upstairs gameroom, tile in all wet areas, wood floors in family room, huge master bedroom, dual sinks at master bath, 2' faux blinds, french doors leading to covered patio, large walk in kitchen pantry, shed in back yard. Great for entertaining or relaxing with privacy in your backyard!

21. 2019-04-02
    price $220,000 430-char remark

    Show marketing remark (430 chars)

    Large 2 Story with plenty to offer! Home features - 4 sides brick, 2 yr old standing seam METAL roof, open layout with 2 living areas, large upstairs gameroom, tile in all wet areas, wood floors in family room, huge master bedroom, dual sinks at master bath, 2' faux blinds, french doors leading to covered patio, large walk in kitchen pantry, shed in back yard. Great for entertaining or relaxing with privacy in your backyard!

22. 2019-03-24
    listed $230,000 New 430-char remark

    Show marketing remark (430 chars)

    Large 2 Story with plenty to offer! Home features - 4 sides brick, 2 yr old standing seam METAL roof, open layout with 2 living areas, large upstairs gameroom, tile in all wet areas, wood floors in family room, huge master bedroom, dual sinks at master bath, 2' faux blinds, french doors leading to covered patio, large walk in kitchen pantry, shed in back yard. Great for entertaining or relaxing with privacy in your backyard!

23. 2015-03-31
    soldstatus
24. 2015-03-26
    soldstatus Sold
25. 2015-03-01
    status Pending
26. 2015-02-13
    historical Active Option
27. 2015-01-18
    status Back on Market
28. 2015-01-13
    historical Active Option
29. 2014-12-13
    price $179,900
30. 2014-11-27
    listed $182,500 New
31. 2014-11-09
    historical
32. 2014-10-25
    price $174,998
33. 2014-10-06
    price $174,999
34. 2014-09-24
    price $179,997
35. 2014-09-12
    price $179,998 Price Change
36. 2014-08-01
    status Back on Market
37. 2014-07-22
    historical Active Option
38. 2014-06-12
    price $179,999 Price Change
39. 2014-05-13
    price $189,900 Price Change
40. 2014-04-26
    listed $192,000 New

ⓘ 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: $7,671 · $639/mo
• Projected year-2 tax: $7,671 · $639/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,604
• − Mortgage interest: −$15,096
• − Property taxes: −$7,671
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,840
• Taxable loss: −$8,767
• Est. tax savings @ 24.0%: +$2,104
• After-tax cash flow: $-2,067/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

+41.9% since first listed

27 events — show timeline

• 2026-05-15 Price Changed $272,500 LERA
• 2026-03-03 Price Changed $275,000 LERA
• 2026-02-11 Listed $280,000 LERA
• 2019-05-30 Sold (Public Records) — Public Records
• 2019-05-29 Sold (MLS) — LERA
• 2019-05-06 Pending — LERA
• 2019-05-04 Contingent — LERA
• 2019-04-02 Price Changed $220,000 LERA
• 2019-03-24 Listed $230,000 LERA
• 2015-03-31 Sold (Public Records) — Public Records
• 2015-03-26 Sold (MLS) — LERA
• 2015-03-01 Pending — LERA
• 2015-02-13 Contingent — LERA
• 2015-01-18 Relisted — LERA
• 2015-01-13 Contingent — LERA
• 2014-12-13 Price Changed $179,900 LERA
• 2014-11-27 Listed $182,500 LERA
• 2014-11-09 Listing Removed — LERA
• 2014-10-25 Price Changed $174,998 LERA
• 2014-10-06 Price Changed $174,999 LERA
• 2014-09-24 Price Changed $179,997 LERA
• 2014-09-12 Price Changed $179,998 LERA
• 2014-08-01 Relisted — LERA
• 2014-07-22 Contingent — LERA
• 2014-06-12 Price Changed $179,999 LERA
• 2014-05-13 Price Changed $189,900 LERA
• 2014-04-26 Listed $192,000 LERA

Property tax history

+4.6%/yr

Latest (2025): $7,671 · +9.1% YoY. Source: county tax records.