9703 Battle Pass · San Antonio, TX 78239-1849

$239,000

4 bd · 2.5 ba · 2,085 sqft · SingleFamily public records · 105 Days on market

Built 2006 7,666 sqft lot $115/sqft · 11% below area Est $269k · 11% under $29/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +12.5/15.0
• Cash flow +6.2/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Welcome to your dream home! This spacious and beautifully-maintained Culi Sac property features ample living spaces, 4 bedrooms, Game room, and 2.5 baths, providing all the room you need to comfortably accommodate your family and guests. As you enter the home, you'll be impressed by the open floor plan that seamlessly flows from the dining area to the living room and kitchen. Recently upgraded to modern laminate flooring, the ground floor is both bright and inviting. Conveniently located only a few minutes

Key facts

• 7,666 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (32.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (25.0% below list).
• Recommended offer: $161k (32.4% below list) — sets the bar for cash-flow.

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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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

• 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 $161,473 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.87%
• DSCR: 0.65
• GRM: 11.1

CMA / ARV

• ARV (median comp): $268,885
• List price: $239,000
• Delta: -11.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9301 Windboro Dr	0.13mi	3/2.0 (-1)	2,067 (-1%)	1mo	$290,000	$140	84
6022 Royal Wood	0.46mi	4/2.5	2,049 (-2%)	0mo	$289,900	$141	76
526 Crestway Dr	0.48mi	3/2.0 (-1)	2,155 (+3%)	1mo	$360,000	$167	64
749 Windrock	0.56mi	3/2.0 (-1)	2,049 (-2%)	3mo	$319,999	$156	62
115 Booker Palm	0.53mi	3/2.5 (-1)	2,175 (+4%)	3mo	$239,900	$110	61
1905 Walter Raleigh	0.63mi	4/2.0	2,162 (+4%)	4mo	$299,900	$139	59
8718 Midcrown	0.68mi	3/2.0 (-1)	1,973 (-5%)	1mo	$249,900	$127	51
450 Spaceway Dr	0.73mi	4/3.5	2,227 (+7%)	1mo	$325,000	$146	50
10267 King Robert	0.74mi	3/2.0 (-1)	1,996 (-4%)	3mo	$356,990	$179	49
10275 King Robert	0.74mi	3/2.0 (-1)	1,929 (-8%)	1mo	$358,990	$186	45
6035 Royal Breeze	0.70mi	3/2.0 (-1)	1,846 (-12%)	2mo	$290,000	$157	39
10215 Red London	0.72mi	4/3.5	2,397 (+15%)	2mo	$389,990	$163	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $991
• Equity at exit: $107,465

10-year hold

• IRR: 4.2%
• Equity multiple: 1.64×
• Total profit: $42,947
• Equity at exit: $165,616

Cash invested: $66,920 (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 78239-1849

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$472 /mo · $5,669/yr
• Insurance: −$100
• HOA: −$29
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-439

Break-even live

Break-even rent $2,347

Max offer price $161,473

Occupancy floor —

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10006 Fisherman Pier San Antonio, TX	3.0	2.5	2719	$1,850	$0.68	19d	1	0.22mi
10314 Pinehurst Run San Antonio, TX	4.0	3.0	2380	$2,150	$0.90	3d	1	0.44mi
10503 Ludlow Ct San Antonio, TX	4.0	2.0	1690	$1,100	$0.65	4d	1	0.51mi
160 Booker Palm San Antonio, TX	3.0	2.5	1721	$1,610	$0.94	4d	1	0.51mi
127 Booker Palm San Antonio, TX	3.0	2.5	1680	$1,600	$0.95	23d	1	0.52mi
34 Basin Elm San Antonio, TX	3.0	2.5	1627	$1,600	$0.98	23d	1	0.53mi
60 Adkins Rdg San Antonio, TX	4.0	2.5	2175	$1,715	$0.79	43d	1	0.53mi
5838 Royal Bnd San Antonio, TX	3.0	2.5	1908	$1,850	$0.97	10d	1	0.54mi
1202 Murray Winn Windcrest, TX	5.0	3.5	2860	$2,350	$0.82	4d	1	0.55mi
18 Anchorage Bay San Antonio, TX	3.0	2.5	1585	$1,750	$1.10	21d	1	0.55mi
14 Adkins Rdg San Antonio, TX	3.0	2.5	1680	$1,625	$0.97	21d	1	0.56mi
19 Bedford Bay San Antonio, TX	3.0	2.5	1721	$1,749	$1.02	1d	1	0.56mi
19 Bedford Bay San Antonio, TX	3.0	3.0	1721	$2,129	$1.24	23d	1	0.56mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	4d	1	0.57mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	2d	1	0.57mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	20d	1	0.58mi
18 Beacon Bay San Antonio, TX	3.0	2.5	1441	$1,695	$1.18	43d	1	0.59mi
42 Beacon Bay San Antonio, TX	3.0	2.5	1899	$1,695	$0.89	23d	1	0.61mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	20d	1	0.76mi
10527 Sonora Sunset San Antonio, TX	3.0	2.5	1582	$1,599	$1.01	7d	1	0.76mi
6406 Ithaca Fls San Antonio, TX	3.0	2.5	1508	$1,500	$0.99	10d	1	0.79mi
6118 Windy Knl Windcrest, TX	4.0	3.0	2950	$2,100	$0.71	23d	1	0.81mi
6426 Royal Rdg San Antonio, TX	3.0	2.5	2316	$1,895	$0.82	23d	1	0.85mi
6503 Ithaca Frst San Antonio, TX	3.0	2.0	1630	$1,695	$1.04	43d	1	0.87mi
6722 Badger Pass Dr San Antonio, TX	4.0	2.0	2180	$1,795	$0.82	4d	1	0.92mi
425 Zephyr Dr Windcrest, TX	3.0	2.0	2080	$1,900	$0.91	23d	1	0.92mi
6527 Ithaca Fls San Antonio, TX	3.0	2.5	1528	$1,850	$1.21	4d	1	0.92mi
10830 Indigo Crk San Antonio, TX	4.0	2.5	2413	$1,970	$0.82	43d	1	0.95mi
8818 Bridington San Antonio, TX	3.0	2.0	1814	$2,100	$1.16	13d	1	0.97mi
9318 Bending Crst San Antonio, TX	4.0	2.5	1879	$1,700	$0.90	10d	1	0.99mi
10958 Crown Park San Antonio, TX	3.0	2.5	1750	$1,500	$0.86	10d	1	1.00mi
6811 Evercrest Ln San Antonio, TX	3.0	2.5	1582	$2,100	$1.33	23d	1	1.06mi
409 Fenwick Dr Windcrest, TX	4.0	2.0	2284	$1,995	$0.87	16d	1	1.14mi
8111 Rain Frst San Antonio, TX	4.0	2.5	2008	$2,050	$1.02	1d	1	1.16mi
8111 Rain Frst San Antonio, TX	4.0	3.0	2008	$2,050	$1.02	21d	1	1.16mi
6704 Wayman Rdg San Antonio, TX	4.0	2.5	2900	$2,600	$0.90	23d	1	1.19mi
8731 Tradewind Dr Windcrest, TX	3.0	2.5	1750	$1,350	$0.77	14d	1	1.28mi
6718 Chelsea Wood San Antonio, TX	5.0	3.0	2247	$1,950	$0.87	4d	1	1.30mi
6607 Shadden Oaks San Antonio, TX	3.0	2.0	1525	$1,800	$1.18	23d	1	1.33mi
9839 Logans Ridge Dr Converse, TX	4.0	2.5	1988	$1,695	$0.85	4d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 30 events

1. 2026-06-18
   days on market $239,000 Active 105 DOM
2. 2026-06-17
   days on market $239,000 Active 104 DOM
3. 2026-06-16
   days on market $239,000 Active 103 DOM
4. 2026-06-13
   days on market $239,000 Active 100 DOM
5. 2026-06-13
   statusdays on market $239,000 Active 99 DOM
6. 2026-06-09
   days on market $239,000 Price Change 96 DOM
7. 2026-06-08
   days on market $239,000 Price Change 95 DOM
8. 2026-06-07
   days on market $239,000 Price Change 94 DOM
9. 2026-06-04
   days on market $239,000 Price Change 91 DOM
10. 2026-06-03
    days on market $239,000 Price Change 90 DOM
11. 2026-06-02
    days on market $239,000 Price Change 89 DOM
12. 2026-06-02
    pricestatus $239,000 Price Change 88 DOM
13. 2026-06-01
    days on market $249,000 Active 88 DOM
14. 2026-05-31
    days on market $249,000 Active 87 DOM
15. 2026-04-07
    price $249,000 511-char remark

    Show marketing remark (511 chars)

    Welcome to your dream home! This spacious and beautifully-maintained Culi Sac property features ample living spaces, 4 bedrooms, Game room, and 2.5 baths, providing all the room you need to comfortably accommodate your family and guests. As you enter the home, you'll be impressed by the open floor plan that seamlessly flows from the dining area to the living room and kitchen. Recently upgraded to modern laminate flooring, the ground floor is both bright and inviting. Conveniently located only a few minutes

16. 2026-03-05
    listed $249,999 New 511-char remark

    Show marketing remark (511 chars)

    Welcome to your dream home! This spacious and beautifully-maintained Culi Sac property features ample living spaces, 4 bedrooms, Game room, and 2.5 baths, providing all the room you need to comfortably accommodate your family and guests. As you enter the home, you'll be impressed by the open floor plan that seamlessly flows from the dining area to the living room and kitchen. Recently upgraded to modern laminate flooring, the ground floor is both bright and inviting. Conveniently located only a few minutes

17. 2024-05-14
    historical
18. 2024-05-09
    price $279,000
19. 2024-04-28
    historical $1,800
20. 2024-03-01
    listed $1,800
21. 2024-02-20
    price $283,000
22. 2024-02-20
    historical $1,850
23. 2024-02-10
    listed $1,850
24. 2024-01-30
    listed $289,000 New
25. 2014-03-20
    soldstatus Sold
26. 2014-02-05
    status Pending
27. 2014-01-27
    listed $96,000 New
28. 2006-09-13
    soldstatus
29. 2006-09-06
    historical
30. 2006-09-05
    listed $150,254

ⓘ 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: $5,669 · $472/mo
• Projected year-2 tax: $5,669 · $472/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 ≥107°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: $21,501
• − Mortgage interest: −$13,388
• − Property taxes: −$5,669
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$348
• − Depreciation: −$6,953
• Taxable loss: −$9,492
• Est. tax savings @ 24.0%: +$2,278
• After-tax cash flow: $-2,988/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+65.7% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $249,000 LERA
• 2026-03-05 Listed $249,999 LERA
• 2024-05-14 Listing Removed — LERA
• 2024-05-09 Price Changed $279,000 LERA
• 2024-04-28 Rental Removed $1,800 SABOR
• 2024-03-01 Listed for Rent $1,800 SABOR
• 2024-02-20 Price Changed $283,000 LERA
• 2024-02-20 Rental Removed $1,850 SABOR
• 2024-02-10 Listed for Rent $1,850 SABOR
• 2024-01-30 Listed $289,000 LERA
• 2014-03-20 Sold (MLS) — LERA
• 2014-02-05 Pending — LERA
• 2014-01-27 Listed $96,000 LERA
• 2006-09-13 Sold (MLS) — LERA
• 2006-09-06 Listing Removed — LERA
• 2006-09-05 Listed $150,254 LERA

Property tax history

+4.1%/yr

Latest (2025): $5,669 · -2.0% YoY. Source: county tax records.