8755 Sunview · San Antonio, TX 78224

$254,900

3 bd · 2.5 ba · 2,173 sqft · SingleFamily public records · 107 Days on market

Built 2007 5,401 sqft lot $117/sqft · at area comps Est $250k · at est. $25/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +6.7/15.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Schools +1.4/10.0

Listing remarks MLS

*Seller is entertaining a VA Loan Assumption. Buyer does not need to be a Veteran to Assume Loan* Open Concept Home Features Two Spacious Living Areas, Breakfast Area, Stainless Steel Appliances. Downstairs with Laminate Flooring. Upper area fully Carpeting. Home also features a Spacious Loft, could be used as a Game Room or an Office Area. Master Suite comes with a Garden Tub, separate Shower and Spacious Walk in closet. Second Bedroom comes with 2 walk in closets. Relax and enjoy the large Fenced Backyard. Water softener included in home. Two Car Garage.

Key facts

• Laminate flooring
• Spacious loft
• Open concept home

Tags

• OPEN CONCEPT HOME
• SPACIOUS LIVING AREAS
• BREAKFAST AREA
• STAINLESS STEEL APPLIANCES
• LAMINATE FLOORING
• SPACIOUS LOFT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.7% below list).
• Recommended offer: $199k (22.1% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 274 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,526 (22.1% 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 107 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.82% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 10.1

CMA / ARV

• ARV (median comp): $250,208
• List price: $254,900
• Delta: 1.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2218 Flora Vis	0.29mi	4/2.5 (+1)	2,229 (+3%)	6mo	$275,000	$123	72
8938 Victoria Lk	0.30mi	4/3.0 (+1)	2,245 (+3%)	2mo	$285,000	$127	71
1418 Sunbend	0.18mi	3/2.5	2,429 (+12%)	3mo	$293,000	$121	70
8943 Rhoda Ave	0.18mi	3/2.5	2,072 (-5%)	22mo	$250,000	$121	65
2535 Sundrop Bay	0.40mi	3/2.5	1,920 (-12%)	1mo	$219,900	$115	61
1318 Sunbend	0.18mi	4/2.5 (+1)	2,429 (+12%)	10mo	$284,000	$117	59
1726 Claudia Vis	0.62mi	4/3.0 (+1)	2,195 (+1%)	6mo	$430,000	$196	58
1626 Sunbend Fls	0.19mi	4/2.5 (+1)	2,429 (+12%)	11mo	$270,000	$111	57
1915 Calais	0.31mi	4/1.5 (+1)	2,032 (-6%)	15mo	$176,000	$87	53
1431 W Ackard Pl	0.69mi	4/3.0 (+1)	2,032 (-6%)	8mo	$168,000	$83	43
2219 Sundrop Bay	0.28mi	4/2.5 (+1)	2,496 (+15%)	22mo	$279,500	$112	39
8322 Kingley	0.58mi	4/2.0 (+1)	1,920 (-12%)	11mo	$85,000	$44	37

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.60×
• Total profit: $114,179
• Equity at exit: $229,634

10-year hold

• IRR: 17.7%
• Equity multiple: 5.82×
• Total profit: $344,227
• Equity at exit: $495,215

Cash invested: $71,372 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$509 /mo · $6,114/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-319

Break-even live

Break-even rent $2,503

Max offer price $198,526

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-247	+0% $-319	+5% $-391	+10% $-463
Rent	-10% $-485	-5% $-402	+0% $-319	+5% $-236	+10% $-153
Rate	-1.0pp $-191	-0.5pp $-254	base $-319	+0.5pp $-385	+1.0pp $-452

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Sundrop Bay San Antonio, TX	4.0	2.5	2314	$1,965	$0.85	2d	1	0.19mi
2219 Sundrop Bay San Antonio, TX	4.0	2.5	2496	$2,850	$1.14	3d	1	0.27mi
1243 Gillette Blvd San Antonio, TX	3.0	2.0	1456	$1,500	$1.03	24d	1	0.48mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	3d	1	0.98mi
1202 W Formosa Blvd Unit 3 San Antonio, TX	2.0	1.0	2772	$900	$0.32	44d	1	1.07mi
546 E Petaluma Blvd San Antonio, TX	3.0	2.0	1895	$1,650	$0.87	24d	1	1.33mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	44d	1	1.48mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	44d	1	1.48mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 31 events

1. 2026-06-18
   days on market $254,900 Active 107 DOM
2. 2026-06-17
   days on market $254,900 Active 106 DOM
3. 2026-06-16
   days on market $254,900 Active 105 DOM
4. 2026-06-15
   days on market $254,900 Active 104 DOM
5. 2026-06-13
   days on market $254,900 Active 102 DOM
6. 2026-06-09
   days on market $254,900 Active 98 DOM
7. 2026-06-08
   days on market $254,900 Active 97 DOM
8. 2026-06-07
   days on market $254,900 Active 96 DOM
9. 2026-06-04
   days on market $254,900 Active 93 DOM
10. 2026-06-03
    days on market $254,900 Active 92 DOM
11. 2026-06-02
    days on market $254,900 Active 91 DOM
12. 2026-06-01
    days on market $254,900 Active 90 DOM
13. 2026-05-31
    days on market $254,900 Active 89 DOM
14. 2026-03-03
    listed $254,900 New 563-char remark

    Show marketing remark (563 chars)

    *Seller is entertaining a VA Loan Assumption. Buyer does not need to be a Veteran to Assume Loan* Open Concept Home Features Two Spacious Living Areas, Breakfast Area, Stainless Steel Appliances. Downstairs with Laminate Flooring. Upper area fully Carpeting. Home also features a Spacious Loft, could be used as a Game Room or an Office Area. Master Suite comes with a Garden Tub, separate Shower and Spacious Walk in closet. Second Bedroom comes with 2 walk in closets. Relax and enjoy the large Fenced Backyard. Water softener included in home. Two Car Garage.

15. 2026-02-18
    price $1,795
16. 2026-02-01
    listed $1,875
17. 2026-01-30
    status Back on Market
18. 2026-01-30
    historical
19. 2026-01-22
    historical $1,700
20. 2026-01-10
    price $1,700
21. 2025-10-21
    historical
22. 2025-08-09
    price $1,800
23. 2025-07-20
    price $1,995
24. 2025-05-31
    listed $2,150
25. 2025-04-24
    listed $245,000 New
26. 2022-11-19
    historical
27. 2022-11-14
    soldstatus Sold
28. 2022-11-14
    soldstatus
29. 2022-10-14
    status Pending
30. 2022-10-02
    historical Active Option
31. 2022-09-23
    listed $249,900 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: $6,114 · $509/mo
• Projected year-2 tax: $6,114 · $509/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 ≥109°F today · 24 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: $25,189
• − Mortgage interest: −$14,278
• − Property taxes: −$6,114
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$300
• − Depreciation: −$7,415
• Taxable loss: −$8,223
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $-1,856/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

+2.0% since first listed

18 events — show timeline

• 2026-03-03 Listed $254,900 LERA
• 2026-02-18 Price Changed $1,795 SABOR
• 2026-02-01 Listed for Rent $1,875 SABOR
• 2026-01-30 Relisted — LERA
• 2026-01-30 Listing Removed — LERA
• 2026-01-22 Rental Removed $1,700 BUILDIUM
• 2026-01-10 Price Changed $1,700 BUILDIUM
• 2025-10-21 Listing Removed — LERA
• 2025-08-09 Price Changed $1,800 BUILDIUM
• 2025-07-20 Price Changed $1,995 BUILDIUM
• 2025-05-31 Listed for Rent $2,150 BUILDIUM
• 2025-04-24 Listed $245,000 LERA
• 2022-11-19 Listing Removed — LERA
• 2022-11-14 Sold (MLS) — LERA
• 2022-11-14 Sold (Public Records) — Public Records
• 2022-10-14 Pending — LERA
• 2022-10-02 Contingent — LERA
• 2022-09-23 Listed $249,900 LERA

Property tax history

+5.4%/yr

Latest (2025): $6,114 · -0.9% YoY. Source: county tax records.