242 Zephyr Dr · Windcrest, TX 78239

$110,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 12 Days on market

Built 1962 0.31 ac lot Est $213k · 48% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a value-add opportunity on a 3-bedroom, 2-bath, single-story, all-level, no-steps home. This is definitely a fixer-upper and in need of a full rehab. SOLD AS-IS. NO REPAIRS. Cash only. No seller financing, no creative terms, no novations, and no equitable interest assignments. Seller will only consider offers submitted on TREC/TAR promulgated forms. No 'blind' offers; property must be toured prior to offer submission.

Key facts

• 0.31 acre lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Located in the Windcrest subdivision (Windcrest SEG1/2)

Exterior

• Parking: Converted 1-car garage
• Utilities: Water system; Sewer system
• Home design: Pre-owned single-family home; Approximately 64 years old
• Construction: Composition roof; Slab foundation
• Exterior features: Brick and siding exterior; Community amenities include pool, tennis courts, golf course, clubhouse, park/playground, jogging trails and sports court

Interior

• Kitchen: Cooktop; Gas cooking; Dishwasher; Kitchen approximately 13 x 12
• Bedrooms: Master bedroom with ceiling fan and full bath (12 x 11); Bedroom 2 (12 x 11); Bedroom 3 (13 x 10)
• Flooring: Wood floors; Linoleum floors
• Bathrooms: Two full bathrooms; Master bath with shower only and single vanity (6 x 8)
• Heating & cooling: Central heating with natural gas; Central air conditioning
• Interior features: Ceiling fans throughout; Cable TV available; High-speed internet available; Telephone service; 1 living area; Separate dining room
• Laundry & utility: Washer connection; Dryer connection; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.8% vs local median 2.9% in Windcrest — 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 69/100 on livability (#439 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety D+, crime F, amenities 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); 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 75% FRL vs 41% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-15 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); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $761 of loan paydown is wiped out by about $3k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.27%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $212,544
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Zephyr	0.18mi	3/2.0	1,368 (+6%)	1mo	$225,000	$164	82
5509 Crosswind	0.32mi	3/2.0	1,344 (+4%)	10mo	$230,000	$171	70
241 Weathercock Ln	0.11mi	4/2.0 (+1)	1,478 (+14%)	8mo	$220,000	$149	60
26 Beacon Bay	0.67mi	3/2.5	1,453 (+12%)	1mo	$195,000	$134	46

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: 3.9%
• Equity multiple: 1.14×
• Total profit: $4,431
• Equity at exit: $16,401

10-year hold

• IRR: 10.3%
• Equity multiple: 1.69×
• Total profit: $21,319
• Equity at exit: $9,511

Cash invested: $30,800 (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: 202
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $418

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8731 Tradewind Dr Windcrest, TX	3.0	2.5	1750	$1,350	$0.77	14d	1	0.19mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	1d	12	0.24mi
18 Beacon Bay San Antonio, TX	3.0	2.5	1441	$1,695	$1.18	43d	1	0.71mi
5314 Randolph Blvd Apt 903 San Antonio, TX	2.0	2.0	924	$1,110	$1.20	23d	1	0.72mi
5314 Randolph Blvd Apt 714 San Antonio, TX	2.0	2.0	924	$1,110	$1.20	43d	1	0.72mi
9906 Hazy Bnd Unit 103 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	23d	1	0.74mi
9906 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	2d	1	0.74mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	14d	1	0.74mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	43d	1	0.74mi
14 Adkins Rdg San Antonio, TX	3.0	2.5	1680	$1,625	$0.97	21d	1	0.75mi
9910 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	20d	1	0.76mi
9910 Hazy Bnd Unit 1 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	23d	1	0.76mi
5315 Gawain Dr Unit 710 San Antonio, TX	2.0	2.0	944	$1,081	$1.15	2d	1	0.76mi
9903 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	2d	2	0.77mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	23d	1	0.77mi
9903 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	43d	1	0.77mi
9918 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1246	$1,350	$1.08	14d	1	0.79mi
127 Booker Palm San Antonio, TX	3.0	2.5	1680	$1,600	$0.95	23d	1	0.80mi
9911 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	43d	1	0.80mi
9911 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	10d	2	0.80mi
9911 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	23d	1	0.80mi
5306 Gawain Dr Unit 5308 San Antonio, TX	2.0	2.0	912	$1,195	$1.31	43d	1	0.82mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	2d	1	0.82mi
5308 Gawain Dr San Antonio, TX	2.0	2.0	912	$1,195	$1.31	43d	1	0.82mi
5310 Gawain Dr San Antonio, TX	2.0	2.0	912	$1,099	$1.21	23d	1	0.82mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	43d	1	0.83mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	16d	1	0.83mi
9919 Grove Mist Unit 4 San Antonio, TX	3.0	2.5	1360	$1,495	$1.10	23d	1	0.83mi
9919 Grove Mist Unit 104 San Antonio, TX	3.0	2.5	1300	$1,425	$1.10	7d	1	0.83mi
9930 Hazy Bnd Unit 3 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	43d	1	0.84mi
18 Anchorage Bay San Antonio, TX	3.0	2.5	1585	$1,750	$1.10	21d	1	0.84mi
5134 Gawain Dr San Antonio, TX	3.0	2.0	1488	$1,750	$1.18	17d	1	0.84mi
5202 Gawain Dr San Antonio, TX	2.0	1.0	1100	$1,075	$0.98	10d	1	0.85mi
160 Booker Palm San Antonio, TX	3.0	2.5	1721	$1,610	$0.94	4d	1	0.86mi
9934 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,538	$1.26	2d	2	0.86mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	43d	1	0.86mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	43d	1	0.86mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	20d	1	0.89mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	4d	1	0.89mi
5295 Round Table Dr San Antonio, TX	3.0	2.0	1874	$1,550	$0.83	43d	1	0.90mi

Listing history 5 events

1. 2026-06-03
   status $110,000 Pending 12 DOM
2. 2026-06-02
   days on market $110,000 Active Option 12 DOM
3. 2026-06-01
   days on market $110,000 Active Option 11 DOM
4. 2026-05-31
   days on market $110,000 Active Option 10 DOM
5. 2026-05-21
   listed $110,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,892
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,200
• Taxable income: $3,467
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,180/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 — Windcrest

• Score: 69/100
• State rank: #439
• US rank: #8964

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment A Housing A+ Health & safety D+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windcrest, TX
• County: Bexar County · 1,990,555 people
• 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

1 event — show timeline

• 2026-05-21 Listed $110,000 LERA

Property tax history

+6.1%/yr

Latest (2025): $5,515 · +2.3% YoY. Source: county tax records.