7815 Mountain Frst · San Antonio, TX 78239

$159,900

4 bd · 2.0 ba · 1,968 sqft · SingleFamily public records · 9 Days on market

Built 1972 9,496 sqft lot Est $260k · 38% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +5.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors! Prime value-add opportunity with an estimated ARV in the high $200s. This property is being sold AS-IS and is priced accordingly for its next owner to unlock its full potential. Whether you're looking for your next fix-and-flip project, rental investment, or long-term hold, this property offers plenty of upside. Conveniently located with strong investment potential, this is an excellent opportunity to add value and build equity. Don't miss your chance to capitalize on this investor-friendly property. Schedule your showing today. CASH CASH CASH!!!

Key facts

• 9,496 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Located in the Camelot II subdivision (Camelot II-Scottswood)

Exterior

• Parking: 2-car garage
• Utilities: City water/sewer
• Home design: Pre-owned single-family home; Approximately 54 years old
• Construction: Slab foundation; Composition roof
• Exterior features: In-ground pool; Brick and siding exterior

Interior

• Kitchen: Gas cooking; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level (16 x 14); Bedroom 2 (14 x 11); Bedroom 3 (14 x 10); Bedroom 4 (14 x 10)
• Flooring: Carpeting; Other flooring (see remarks)
• Bathrooms: 3 full bathrooms; Master bathroom with shower only (16 x 10)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans throughout; Eat-in kitchen; All window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.5% 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: 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.
• Zoned schools: Windcrest El (math 22% / reading 33%, grade F, #2,768 of 4,322 statewide, top 65%, 491 students, 78% FRL); White Middle (math 28% / reading 40%, grade F, #892 of 1,662 statewide, top 55%, 944 students, 68% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 73% FRL vs 41% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.1%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% 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 $159,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $259,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7831 Mountain Frst	0.06mi	4/3.0	1,968 (0%)	10mo	$245,000	$124	85
7919 Misty Frst	0.39mi	4/2.0	2,009 (+2%)	1mo	$224,900	$112	78
6530 Robin Frst	0.47mi	4/3.0	1,980 (+1%)	5mo	$164,900	$83	69
10246 King Robert	0.72mi	3/2.0 (-1)	1,996 (+1%)	3mo	$362,990	$182	57
6426 Prince Howard	0.72mi	3/2.0 (-1)	1,929 (-2%)	4mo	$367,990	$191	54
6419 Prince Howard	0.72mi	3/2.0 (-1)	1,996 (+1%)	6mo	$360,990	$181	54
7911 New World	0.46mi	3/2.0 (-1)	1,735 (-12%)	2mo	$189,000	$109	52
7438 Bluebonnet Bay	0.59mi	3/2.0 (-1)	1,800 (-8%)	6mo	$210,000	$117	48
6107 Crescent Fls	0.58mi	3/2.0 (-1)	1,747 (-11%)	6mo	$230,000	$132	44
8302 Hastings	0.63mi	5/3.0 (+1)	1,839 (-7%)	8mo	$264,900	$144	44
7455 Primrose Post	0.55mi	3/2.5 (-1)	2,241 (+14%)	0mo	$269,500	$120	44
6210 Meadow Grv	0.65mi	3/2.0 (-1)	2,146 (+9%)	8mo	$299,999	$140	43

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: -19.0%
• Equity multiple: 0.36×
• Total profit: $-28,874
• Equity at exit: $23,842

10-year hold

• IRR: -21.0%
• Equity multiple: 0.08×
• Total profit: $-41,150
• Equity at exit: $13,825

Cash invested: $44,772 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 211
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$839
• Tax from tax record: −$382 /mo · $4,585/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $28

Break-even live

Break-even rent $1,629

Max offer price $159,900

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $73	+0% $28	+5% $-17	+10% $-63
Rent	-10% $-104	-5% $-38	+0% $28	+5% $94	+10% $159
Rate	-1.0pp $108	-0.5pp $69	base $28	+0.5pp $-14	+1.0pp $-56

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7919 Deep Frst San Antonio, TX	3.0	2.0	1301	$1,395	$1.07	9d	1	0.10mi
7902 Rustic Forest Dr San Antonio, TX	3.0	2.0	1500	$1,495	$1.00	45d	1	0.12mi
7543 Windsor Oaks San Antonio, TX	3.0	2.0	1300	$1,095	$0.84	25d	1	0.21mi
7545 Windsor Oaks San Antonio, TX	4.0	2.0	1300	$1,095	$0.84	45d	1	0.21mi
7648 Windsor Oaks San Antonio, TX	4.0	2.0	1500	$1,295	$0.86	25d	1	0.21mi
6721 Brothers Ln San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	9d	1	0.23mi
6721 Brothers Ln Unit 6721 San Antonio, TX	4.0	2.0	1250	$1,300	$1.04	18d	1	0.23mi
7926 Dial Ike Dr Unit 301 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	45d	1	0.25mi
7660 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	12d	1	0.25mi
7650 Oak Chase Unit 7650 San Antonio, TX	4.0	2.0	1250	$1,650	$1.32	45d	1	0.26mi
7658 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	9d	1	0.26mi
7664 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,350	$1.08	9d	1	0.26mi
7662 Oak Chase San Antonio, TX	3.0	2.0	1250	$1,200	$0.96	12d	1	0.26mi
8111 Rain Frst San Antonio, TX	4.0	3.0	2008	$2,050	$1.02	23d	1	0.28mi
8111 Rain Frst San Antonio, TX	4.0	2.5	2008	$2,050	$1.02	4d	1	0.28mi
8030 Dial Ike Dr Unit 502 San Antonio, TX	3.0	2.5	1228	$1,450	$1.18	25d	1	0.31mi
7911 Dial Ike Dr San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	5d	1	0.36mi
7911 Dial Ike Dr Unit 402 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	45d	1	0.39mi
7911 Dial Ike Dr Unit 502 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	45d	1	0.39mi
7935 Dial Ike Dr Unit 402 San Antonio, TX	3.0	2.5	1228	$1,575	$1.28	45d	1	0.41mi
8215 Littleport San Antonio, TX	3.0	2.0	1344	$1,600	$1.19	19d	1	0.51mi
6015 Clematis Trl San Antonio, TX	3.0	2.5	2409	$1,945	$0.81	16d	1	0.58mi
7326 Primrose Post San Antonio, TX	3.0	2.5	2367	$1,900	$0.80	45d	1	0.65mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	25d	1	0.68mi
6023 Camier Cv San Antonio, TX	3.0	2.0	1407	$1,745	$1.24	25d	1	0.69mi
7238 Azalea Sq San Antonio, TX	3.0	3.0	1547	$1,650	$1.07	45d	1	0.71mi
7238 Azalea Sq San Antonio, TX	3.0	2.5	1547	$1,495	$0.97	0d	1	0.71mi
6003 Camier Cv San Antonio, TX	3.0	2.0	1307	$1,650	$1.26	19d	1	0.72mi
6607 Benhill San Antonio, TX	3.0	2.0	1318	$2,000	$1.52	23d	1	0.73mi
7603 Millchase San Antonio, TX	4.0	2.5	1917	$1,920	$1.00	45d	1	0.74mi
7615 Millchase San Antonio, TX	4.0	2.5	1847	$1,900	$1.03	12d	1	0.75mi
7607 Millchase San Antonio, TX	3.0	2.0	1407	$1,700	$1.21	19d	1	0.75mi
5918 Poesta San Antonio, TX	3.0	2.0	1307	$1,650	$1.26	45d	1	0.75mi
5915 Camier Cv San Antonio, TX	3.0	2.0	1307	$1,720	$1.32	12d	1	0.76mi
8350 Hastings San Antonio, TX	3.0	2.0	1247	$2,000	$1.60	45d	1	0.77mi
5907 Camier Cv San Antonio, TX	4.0	2.5	1847	$1,900	$1.03	45d	1	0.78mi
6126 Plumbago Pl San Antonio, TX	3.0	2.0	1436	$1,595	$1.11	45d	1	0.78mi
5903 Camier Cv San Antonio, TX	3.0	2.0	1307	$1,695	$1.30	6d	1	0.79mi
7507 Whispine San Antonio, TX	4.0	2.5	1847	$1,900	$1.03	25d	1	0.80mi
7523 Whispine San Antonio, TX	3.0	2.0	1307	$1,720	$1.32	25d	1	0.80mi

Listing history 9 events

1. 2026-06-19
   status $159,900 Pending 9 DOM
2. 2026-06-18
   days on market $159,900 New 9 DOM
3. 2026-06-17
   days on market $159,900 New 8 DOM
4. 2026-06-16
   days on market $159,900 New 7 DOM
5. 2026-06-15
   days on market $159,900 New 6 DOM
6. 2026-06-13
   days on market $159,900 New 4 DOM
7. 2026-06-13
   days on market $159,900 New 3 DOM
8. 2026-06-10
   remarks 573-char remark
9. 2026-06-10
   listed $159,900 New 1 DOM

ⓘ 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: $4,585 · $382/mo
• Projected year-2 tax: $4,585 · $382/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 ≥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: $19,977
• − Mortgage interest: −$8,957
• − Property taxes: −$4,585
• − Insurance: −$800
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,652
• Taxable loss: −$2,212
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $866/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

4 events — show timeline

• 2026-06-09 Listed $159,900 LERA
• 2004-10-04 Sold (Public Records) — Public Records
• 2001-12-12 Sold (Public Records) — Public Records
• 1998-04-14 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $4,585 · -0.4% YoY. Source: county tax records.