4442 Desert Vw · San Antonio, TX 78217

$125,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 24 Days on market

Built 1968 10,672 sqft lot $117/sqft · 32% below area Est $185k · 32% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offer situation. Seller has requested all offers be submitted by Monday May 4th with a decision by Tuesday May 5th. Investor Opportunity with Exceptional Potential! This property offers a fantastic chance to transform and add value in a well-established neighborhood conveniently located near shopping, major highways, and a variety of dining options. With the right vision, this home can truly shine. Please note, the seller will only consider offers from buyers who have personally viewed the interior of the home. Buyer should verify all measurements, schools, etc.

Key facts

• Conveniently located
• 0.24 acre lot
• Garage

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENTLY LOCATED
• VARIETY OF DINING OPTIONS

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources available
• HOA & community: Subdivision: GARDEN COURT EAST / GARDEN CT EAST/SUNGATE

Exterior

• Parking: 1-car garage
• Utilities: Water system; Sewer system
• Home design: Pre-owned property; Approximate age: 58 years
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Kitchen: 12 x 6
• Bedrooms: Master bedroom (lower level); Bedroom 2: 9 x 9; Bedroom 3: 9 x 9; Master bedroom: 10 x 10
• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms; Master bath with shower only (8 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One living area; Separate dining room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $44 ($531/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Market conditions: Rents soft (-0.4%/yr); 145 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.11% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 7.5

CMA / ARV

• ARV (median comp): $184,739
• List price: $125,000
• Delta: -32.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4442 Desert Vw	0.00mi	3/2.0	1,066 (0%)	1mo	$125,000	$117	99
4414 First Vw	0.11mi	4/2.0 (+1)	1,110 (+4%)	11mo	$185,000	$167	74
4310 Sun Vis	0.27mi	3/2.0	1,064 (-0%)	19mo	$197,000	$185	71
4447 Sun Gate	0.09mi	3/2.0	1,150 (+8%)	20mo	$215,000	$187	66
4351 First View Dr	0.16mi	3/1.0	1,136 (+7%)	24mo	$213,000	$188	58
4254 Summer Sun	0.37mi	3/1.0	1,167 (+10%)	8mo	$178,900	$153	57
4303 Sunshadow St	0.39mi	3/1.0	1,017 (-5%)	17mo	$169,500	$167	56
4326 E Sunnyvale Ln	0.40mi	3/2.0	1,150 (+8%)	20mo	$249,900	$217	51
4311 Sun Gate St	0.28mi	3/1.0	968 (-9%)	20mo	$145,000	$150	50
9715 Flagstaff Dr	0.69mi	3/2.0	1,224 (+15%)	22mo	$249,000	$203	25

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-21,373
• Equity at exit: $18,638

10-year hold

• IRR: -19.4%
• Equity multiple: 0.14×
• Total profit: $-30,171
• Equity at exit: $10,808

Cash invested: $35,000 (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 78217

• Home prices YoY: -30.2%
• Rents YoY: -0.4%
• Active inventory: 145
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$656
• Tax from tax record: −$347 /mo · $4,163/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $44

Break-even live

Break-even rent $1,335

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $115	-5% $80	+0% $44	+5% $9	+10% $-26
Rent	-10% $-66	-5% $-11	+0% $44	+5% $99	+10% $154
Rate	-1.0pp $107	-0.5pp $76	base $44	+0.5pp $12	+1.0pp $-21

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4518 Clear Spring Dr San Antonio, TX	3.0	1.0	864	$1,275	$1.48	15d	1	0.08mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	25d	1	0.12mi
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	5d	1	0.14mi
4530 Longvale Dr San Antonio, TX	3.0	1.0	1000	$1,375	$1.38	15d	1	0.15mi
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	13d	1	0.22mi
4338 Sun Vista Ln San Antonio, TX	3.0	2.0	1160	$1,650	$1.42	15d	1	0.22mi
9227 Spring Dawn St San Antonio, TX	3.0	2.0	1291	$1,695	$1.31	25d	1	0.44mi
9338 Perrin Beitel Unit 606 San Antonio, TX	2.0	1.0	850	$799	$0.94	25d	1	0.48mi
9338 Perrin Beitel Apt 1108 San Antonio, TX	2.0	1.0	950	$799	$0.84	44d	1	0.48mi
9338 Perrin Beitel Unit 1102 San Antonio, TX	2.0	1.0	950	$1,275	$1.34	44d	1	0.48mi
4138 Clear Spring Dr San Antonio, TX	3.0	2.0	1435	$1,650	$1.15	44d	1	0.56mi
4110 #4 Swans Lndg San Antonio, TX	3.0	3.0	1245	$1,550	$1.24	44d	1	0.61mi
9511 Perrin Beitel Apt 710 San Antonio, TX	2.0	2.0	1000	$981	$0.98	4d	1	0.62mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	44d	1	0.65mi
4110 First View Dr San Antonio, TX	3.0	2.0	1361	$1,600	$1.18	25d	1	0.65mi
4110 Swans Lndg Unit 101 San Antonio, TX	3.0	2.5	1245	$1,550	$1.24	44d	1	0.68mi
4242 Bayliss St San Antonio, TX	3.0	2.0	1446	$1,725	$1.19	44d	1	0.77mi
3919 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	778	$1,185	$1.52	4d	44	0.79mi
3902 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	777	$1,428	$1.84	2d	32	0.83mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	2d	12	0.89mi
3787 Perrin Central Blvd Apt 710 San Antonio, TX	2.0	2.0	892	$969	$1.09	4d	1	0.91mi
3902 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	976	$940	$0.96	22d	1	0.91mi
2607 NE Interstate 410 Loop San Antonio, TX	3.0	1.0	1200	$1,120	$0.93	44d	1	0.92mi
4438 Bayliss St San Antonio, TX	3.0	2.0	1320	$1,750	$1.33	18d	1	0.97mi
3903 Barrington St Apt 710 San Antonio, TX	2.0	2.0	1004	$927	$0.92	4d	1	0.98mi
11206 Center Point Rd San Antonio, TX	2.0	2.0	1000	$1,225	$1.23	22d	1	1.02mi
11214 Center Point Rd San Antonio, TX	3.0	2.0	1180	$1,320	$1.12	44d	1	1.03mi
3800 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	742	$921	$1.24	4d	1	1.03mi
8150 Crosscreek San Antonio, TX	2.0	1.0–2.0	604	$1,089	$1.80	22d	8	1.04mi
3843 Barrington St Unit 242K San Antonio, TX	2.0	2.0	884	$1,495	$1.69	17d	1	1.06mi
3843 Barrington St Unit 165Q San Antonio, TX	2.0	2.0	888	$995	$1.12	44d	1	1.07mi
3843 Barrington St San Antonio, TX	1.0–2.0	1.0	869	$1,300	$1.50	44d	2	1.07mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,789	$1.90	25d	35	1.08mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,769	$1.88	44d	38	1.08mi
4620 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	717	$1,205	$1.68	8d	19	1.08mi
11235 Terra Loop Rd San Antonio, TX	2.0	2.0	982	$1,225	$1.25	25d	1	1.09mi
4411 Terra Summit Rd San Antonio, TX	3.0	2.0	1193	$1,300	$1.09	25d	1	1.09mi
4409 Terra Summit Rd San Antonio, TX	2.0	2.0	982	$1,195	$1.22	44d	1	1.10mi
2600 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	951	$1,042	$1.10	4d	1	1.11mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	25d	1	1.11mi

Listing history 2 events

1. 2026-05-07
   historical Active Option 583-char remark
2. 2026-04-25
   listed $125,000 New 583-char remark

ⓘ 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: $4,163 · $347/mo
• Projected year-2 tax: $4,163 · $347/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 1/10 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: $16,691
• − Mortgage interest: −$7,002
• − Property taxes: −$4,163
• − Insurance: −$625
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,636
• Taxable loss: −$1,406
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $869/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

• 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): 34,055
• Household income: $60,988
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 2444.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 32% Two or more races 25% Black 10% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 12% · Canada, Vietnam, Philippines
• Languages at home: 71% English-only · Spanish 26% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -113.03%
• Current HPI: 261.2279
• Rent YoY: ▼ -0.42%
• 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

6 events — show timeline

• 2026-06-02 Sold (Public Records) — Public Records
• 2026-05-28 Sold (MLS) — LERA
• 2026-05-28 Sold (Public Records) — Public Records
• 2026-05-19 Pending — LERA
• 2026-05-07 Contingent — LERA
• 2026-04-25 Listed $125,000 LERA

Property tax history

+5.3%/yr

Latest (2025): $4,163 · +1.0% YoY. Source: county tax records.