5407 Indian Desert · San Antonio, TX 78242

$149,000

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 34 Days on market

Built 2004 6,577 sqft lot Est $235k · 37% 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).

• Cash flow +16.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

Key facts

• 6,577 sq ft lot
• Garage
• Built 2004

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Subdivision: INDIAN CREEK

Exterior

• Parking: Converted garage
• Utilities: Public water; Public sewer
• Home design: Pre-owned home; Approximate age: 22 years
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior

Interior

• Kitchen: Kitchen — 12 x 12
• Bedrooms: Master bedroom (lower level) — 12 x 12; Bedroom 2 — 12 x 11; Bedroom 3 — 11 x 12; Bedroom 4 — 11 x 12
• Flooring: Carpet; Ceramic tile
• Bathrooms: Three full bathrooms; Master bath with separate tub and shower — 10 x 8
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Utility room inside; Some window coverings remain; Converted garage (interior access)
• Laundry & utility: Utility room — 8 x 10; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hidden Cove Steam Academy (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 521 students, 92% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: property tax is 3.5% 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 $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.16% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $235,014
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8306 Rain Dance	0.22mi	4/3.0 (+1)	1,760 (-2%)	16mo	$229,900	$131	64
5122 Gwenda Lea	0.37mi	3/2.0	1,527 (-15%)	6mo	$239,990	$157	53
9204 Emerald Prt	0.73mi	3/2.0	1,750 (-2%)	12mo	$195,000	$111	52
8330 Sweet Maiden St	0.22mi	3/2.5	1,537 (-14%)	18mo	$185,000	$120	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: -16.3%
• Equity multiple: 0.44×
• Total profit: $-23,349
• Equity at exit: $22,216

10-year hold

• IRR: -16.5%
• Equity multiple: 0.24×
• Total profit: $-31,886
• Equity at exit: $12,883

Cash invested: $41,720 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$781
• Tax from tax record: −$435 /mo · $5,218/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $89

Break-even live

Break-even rent $1,618

Max offer price $149,000

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $132	+0% $89	+5% $47	+10% $5
Rent	-10% $-47	-5% $21	+0% $89	+5% $158	+10% $226
Rate	-1.0pp $164	-0.5pp $127	base $89	+0.5pp $51	+1.0pp $11

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8311 Big Creek Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	44d	1	0.28mi
8619 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	24d	1	0.28mi
8522 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	45d	1	0.30mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	44d	1	0.34mi
8739 Tesoro Hls San Antonio, TX	3.0	2.5	1777	$1,595	$0.90	5d	1	0.34mi
8167 Dempsey Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	44d	1	0.38mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	17d	1	0.41mi
5331 Beryl Cv San Antonio, TX	3.0	2.0	1301	$2,000	$1.54	5d	1	0.59mi
5406 Elm Valley Dr San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	2d	1	0.87mi
9006 Bowline San Antonio, TX	4.0	2.0	1547	$1,795	$1.16	5d	1	0.90mi
5538 Jade Vly San Antonio, TX	4.0	3.0	2061	$2,100	$1.02	44d	1	0.98mi
5634 Mountain Pt San Antonio, TX	4.0	2.5	1874	$1,745	$0.93	22d	1	1.00mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	44d	1	1.04mi
5715 Mountain Pt San Antonio, TX	4.0	2.0	1668	$1,900	$1.14	44d	1	1.06mi
9130 Kings Hbr San Antonio, TX	4.0	2.0	1885	$1,650	$0.88	24d	1	1.11mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	15d	1	1.12mi
7026 Randado Ct San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	2d	1	1.13mi
5535 Cool Valley St San Antonio, TX	4.0	3.0	1716	$1,700	$0.99	3d	1	1.17mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,336	$0.87	5d	1	1.18mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,365	$0.89	24d	1	1.18mi
6802 Emerald Vly San Antonio, TX	3.0	2.5	2034	$2,300	$1.13	2d	1	1.31mi
5539 Pearl Vly San Antonio, TX	3.0	2.0	1770	$1,925	$1.09	5d	1	1.35mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	44d	1	1.40mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	24d	1	1.40mi
5543 Coral Vly San Antonio, TX	3.0	2.0	1533	$1,750	$1.14	24d	1	1.40mi

Listing history 28 events

1. 2026-06-21
   days on market $149,000 Active 34 DOM
2. 2026-06-18
   days on market $149,000 Active 31 DOM
3. 2026-06-17
   days on market $149,000 Active 30 DOM
4. 2026-06-16
   days on market $149,000 Active 29 DOM
5. 2026-06-15
   days on market $149,000 Active 28 DOM
6. 2026-06-13
   days on market $149,000 Active 26 DOM
7. 2026-06-09
   days on market $149,000 Active 22 DOM
8. 2026-06-08
   days on market $149,000 Active 21 DOM
9. 2026-06-07
   days on market $149,000 Active 20 DOM
10. 2026-06-04
    days on market $149,000 Active 17 DOM
11. 2026-06-03
    days on market $149,000 Active 16 DOM
12. 2026-06-02
    days on market $149,000 Active 15 DOM
13. 2026-06-01
    days on market $149,000 Active 14 DOM
14. 2026-05-31
    days on market $149,000 Active 13 DOM
15. 2026-05-18
    listed $149,000 New
16. 2024-02-14
    soldstatus
17. 2023-07-18
    historical
18. 2023-07-14
    price $199,000
19. 2023-06-28
    listed $205,000 New
20. 2021-11-05
    soldstatus
21. 2019-04-24
    soldstatus Sold 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

22. 2019-04-24
    soldstatus

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

23. 2019-04-12
    status Pending 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

24. 2019-04-01
    historical Active Option 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

25. 2019-03-15
    price $100,000 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

26. 2019-02-16
    price $110,000 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

27. 2019-01-18
    listed $119,995 New 186-char remark

    Show marketing remark (186 chars)

    NICE HOME IN INDIAN CREEK LITTLE STORAGE ROOM IN BACK. OPEN FLOOR PLAN,MATURE TREES, EASY ACCESS TO 410, IH 35, HWY 90. CLOSE TO SHOPPING. NICE HOME FOR A STARTER, AND INVESTOR FREINDLY.

28. 2014-03-19
    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: $5,218 · $435/mo
• Projected year-2 tax: $5,218 · $435/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 ≥109°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: $20,774
• − Mortgage interest: −$8,346
• − Property taxes: −$5,218
• − Insurance: −$745
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,335
• Taxable loss: −$1,194
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,359/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

+24.2% since first listed

14 events — show timeline

• 2026-05-18 Listed $149,000 LERA
• 2024-02-14 Sold (Public Records) — Public Records
• 2023-07-18 Listing Removed — LERA
• 2023-07-14 Price Changed $199,000 LERA
• 2023-06-28 Listed $205,000 LERA
• 2021-11-05 Sold (Public Records) — Public Records
• 2019-04-24 Sold (MLS) — LERA
• 2019-04-24 Sold (Public Records) — Public Records
• 2019-04-12 Pending — LERA
• 2019-04-01 Contingent — LERA
• 2019-03-15 Price Changed $100,000 LERA
• 2019-02-16 Price Changed $110,000 LERA
• 2019-01-18 Listed $119,995 LERA
• 2014-03-19 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $5,218 · -0.0% YoY. Source: county tax records.