1310 Sunbend Fls · San Antonio, TX 78224

$175,000

3 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 72 Days on market

Built 2003 10,118 sqft lot $93/sqft · 31% below area Est $254k · 31% under $24/mo HOA · 1% of rent ↓ 19% since listing

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.1/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Tax Foreclosure! Here's your chance to get a great deal on a 3 bedroom, 2 bathroom home with 1,885 SF on 1/4 acre lot in an established neighborhood! Central HVAC and 2 car garage. With some sweat equity, this home offers an excellent opportunity for investors looking to reposition a property and add value to their real estate portfolio. No assignment offers, No "creative offers"- end buyers only.

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 43% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 6.9

CMA / ARV

• ARV (median comp): $253,556
• List price: $175,000
• Delta: -30.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2535 Sundrop Bay	0.43mi	3/2.5	1,920 (+2%)	1mo	$219,900	$115	74
8215 Marek St	0.30mi	3/2.0	1,800 (-4%)	9mo	$299,900	$167	71
8731 Sunview	0.15mi	3/2.5	1,604 (-15%)	5mo	$195,000	$122	62
8950 Victoria Lk	0.37mi	3/2.0	1,651 (-12%)	1mo	$215,000	$130	61
8322 Kingley	0.56mi	4/2.0 (+1)	1,920 (+2%)	11mo	$85,000	$44	57
2126 Verde Cyn	0.16mi	3/2.5	1,623 (-14%)	15mo	$230,000	$142	55
8943 Rhoda Ave	0.35mi	3/2.5	2,072 (+10%)	22mo	$250,000	$121	46
1915 Calais	0.50mi	4/1.5 (+1)	2,032 (+8%)	15mo	$176,000	$87	44
8111 Marek St	0.40mi	4/2.0 (+1)	1,729 (-8%)	24mo	$279,900	$162	43
1431 W Ackard Pl	0.65mi	4/3.0 (+1)	2,032 (+8%)	8mo	$168,000	$83	40
1819 Sunbend Fls	0.38mi	3/2.5	1,609 (-15%)	23mo	$219,900	$137	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: 26.1%
• Equity multiple: 3.06×
• Total profit: $100,880
• Equity at exit: $157,654

10-year hold

• IRR: 22.2%
• Equity multiple: 6.74×
• Total profit: $281,325
• Equity at exit: $339,987

Cash invested: $49,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$918
• Tax from tax record: −$509 /mo · $6,108/yr
• Insurance: −$73
• HOA: −$24
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $155

Break-even live

Break-even rent $1,929

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $254	-5% $205	+0% $155	+5% $106	+10% $56
Rent	-10% $-13	-5% $71	+0% $155	+5% $239	+10% $323
Rate	-1.0pp $243	-0.5pp $200	base $155	+0.5pp $110	+1.0pp $64

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.08mi
2219 Sundrop Bay San Antonio, TX	4.0	2.5	2496	$2,850	$1.14	3d	1	0.18mi
1243 Gillette Blvd San Antonio, TX	3.0	2.0	1456	$1,500	$1.03	24d	1	0.63mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	3d	1	1.13mi
546 E Petaluma Blvd San Antonio, TX	3.0	2.0	1895	$1,650	$0.87	24d	1	1.38mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	2d	2	1.42mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	24d	1	1.46mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 9 events

1. 2026-06-07
   days on market $175,000 Active 72 DOM
2. 2026-06-04
   days on market $175,000 Active 69 DOM
3. 2026-06-03
   days on market $175,000 Active 68 DOM
4. 2026-06-02
   days on market $175,000 Active 67 DOM
5. 2026-06-01
   days on market $175,000 Active 66 DOM
6. 2026-05-31
   days on market $175,000 Active 65 DOM
7. 2026-05-19
   price $175,000 412-char remark

   Show marketing remark (412 chars)

   Tax Foreclosure! Here's your chance to get a great deal on a 3 bedroom, 2 bathroom home with 1,885 SF on 1/4 acre lot in an established neighborhood! Central HVAC and 2 car garage. With some sweat equity, this home offers an excellent opportunity for investors looking to reposition a property and add value to their real estate portfolio. No assignment offers, No "creative offers"- end buyers only.

8. 2026-04-20
   price $199,000 412-char remark

   Show marketing remark (412 chars)

   Tax Foreclosure! Here's your chance to get a great deal on a 3 bedroom, 2 bathroom home with 1,885 SF on 1/4 acre lot in an established neighborhood! Central HVAC and 2 car garage. With some sweat equity, this home offers an excellent opportunity for investors looking to reposition a property and add value to their real estate portfolio. No assignment offers, No "creative offers"- end buyers only.

9. 2026-03-27
   listed $215,000 New 412-char remark

   Show marketing remark (412 chars)

   Tax Foreclosure! Here's your chance to get a great deal on a 3 bedroom, 2 bathroom home with 1,885 SF on 1/4 acre lot in an established neighborhood! Central HVAC and 2 car garage. With some sweat equity, this home offers an excellent opportunity for investors looking to reposition a property and add value to their real estate portfolio. No assignment offers, No "creative offers"- end buyers only.

ⓘ 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: $6,108 · $509/mo
• Projected year-2 tax: $6,108 · $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 · 23 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: $25,501
• − Mortgage interest: −$9,803
• − Property taxes: −$6,108
• − Insurance: −$875
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$288
• − Depreciation: −$5,091
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $2,041/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

-18.6% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $175,000 LERA
• 2026-04-20 Price Changed $199,000 LERA
• 2026-03-27 Listed $215,000 LERA

Property tax history

+5.8%/yr

Latest (2025): $6,108 · +0.0% YoY. Source: county tax records.