10102 Kersey Ml · San Antonio, TX 78224

$175,000

4 bd · 2.5 ba · 1,953 sqft · SingleFamily public records · 96 Days on market

Built 2023 Good condition 5,532 sqft lot $90/sqft · 51% below area Est $236k · 26% under $100/mo HOA · 5% of rent ↓ 27% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks MLS

Shhh! This is it! Better than a "price improvement", it's a come and get it!!! Welcome to Your Beautiful Home! $$$ Priced below the 2025 Bexar County Appraisal. 10102 Kersey Mill located in the thriving Vida Community! Step inside to find an inviting layout with open-concept living and dining areas, abundant natural light. The primary suite provides a peaceful retreat with a spacious layout and private bath. Secondary bedrooms are generously sized and offer flexibility for guests, an office, or creative space. The backyard is a blank canvas - ready for weekend barbecues, pets, or a future garden oasis. Enjoy relaxing evenings on the patio, where you can unwind and take in the peaceful surroundings. Discover comfort, convenience, and community in this well-maintained home. Convenient access to Loop 410, IH-35, Texas A&M-San Antonio & Lackland AFB with nearby future retail, dining, and community amenities planned for the area.

Key facts

• Backyard canvas
• Private bath
• Open-concept living

Tags

• OPEN-CONCEPT LIVING
• PRIVATE BATH
• BACKYARD CANVAS
• CONVENIENT ACCESS LOOP 410

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $153k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• 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.
• Market conditions: Rents flat; 276 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).
• This rent runs 38% 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.
• 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 96 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $43k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.

Recommended offer $153,201 (12.5% 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 96 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.09% ✓
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 7.7

CMA / ARV

• ARV (median comp): $235,516
• List price: $175,000
• Delta: -17.20%
• 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
10814 Saleh Cor	0.49mi	3/2.0 (-1)	1,968 (+1%)	0mo	$418,900	$213	69
10054 Mitra	0.18mi	3/2.5 (-1)	2,157 (+10%)	1mo	$359,990	$167	68
10811 Bernal Cv	0.50mi	4/2.5	1,867 (-4%)	2mo	$238,999	$128	68
10307 Bluegill Way	0.60mi	4/3.0	2,015 (+3%)	1mo	$275,999	$137	64
1435 Leticia Gln	0.47mi	4/3.0	1,795 (-8%)	0mo	$267,999	$149	62
10315 Bluegill Way	0.60mi	3/2.0 (-1)	1,896 (-3%)	1mo	$248,999	$131	59
1446 Leticia Gln	0.53mi	4/3.0	1,795 (-8%)	1mo	$273,999	$153	59
10614 Red Shiner Run	0.70mi	4/3.0	2,015 (+3%)	2mo	$250,999	$125	58
10618 Bluegill Way	0.64mi	4/2.0	1,850 (-5%)	2mo	$232,999	$126	58
1802 White Bass Dr	0.70mi	4/2.0	1,850 (-5%)	1mo	$227,999	$123	56
10311 Bluegill Way	0.60mi	4/3.0	2,202 (+13%)	1mo	$269,999	$123	48
10602 Red Shiner Run	0.69mi	4/3.0	2,202 (+13%)	1mo	$266,999	$121	44

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: 21.3%
• Equity multiple: 2.71×
• Total profit: $83,667
• Equity at exit: $157,654

10-year hold

• IRR: 18.7%
• Equity multiple: 6.01×
• Total profit: $245,588
• 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: 276
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$918
• Tax from tax record: −$537 /mo · $6,441/yr
• Insurance: −$73
• HOA: −$100
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-123

Break-even live

Break-even rent $2,060

Max offer price $153,201

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-74	+0% $-123	+5% $-173	+10% $-222
Rent	-10% $-274	-5% $-199	+0% $-123	+5% $-48	+10% $27
Rate	-1.0pp $-35	-0.5pp $-79	base $-123	+0.5pp $-169	+1.0pp $-215

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,800	$1.41	25d	1	0.03mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	25d	1	0.04mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	23d	1	0.04mi
10135 Ana Hts San Antonio, TX	4.0	2.0	1952	$2,200	$1.13	3d	1	0.06mi
10031 Kersey Ml San Antonio, TX	4.0	2.5	1950	$1,895	$0.97	3d	1	0.08mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	17d	1	0.09mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	12d	1	0.10mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	17d	1	0.11mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	13d	1	0.12mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	45d	1	0.12mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	45d	1	0.20mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	5d	1	0.29mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	45d	1	0.30mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,894	$1.66	3d	1	0.30mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	25d	1	0.31mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	5d	1	0.32mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	17d	1	0.34mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	17d	1	0.35mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	45d	1	0.37mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	45d	1	0.41mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	13d	1	0.45mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	17d	1	0.48mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	25d	1	0.49mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	3d	1	0.50mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	4d	1	0.69mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	3d	2	0.75mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	4d	1	0.82mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	45d	1	0.82mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.83mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	5d	1	0.85mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	45d	1	0.87mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.88mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	45d	1	0.88mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.89mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.90mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	45d	1	0.93mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	45d	1	0.93mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	45d	1	0.97mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	25d	1	0.98mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	25d	1	0.99mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 19 events

1. 2026-06-21
   pricestatusdays on market $175,000 Price Change 96 DOM
2. 2026-06-18
   days on market $195,000 Active 93 DOM
3. 2026-06-17
   days on market $195,000 Active 92 DOM
4. 2026-06-16
   days on market $195,000 Active 91 DOM
5. 2026-06-15
   days on market $195,000 Active 90 DOM
6. 2026-06-13
   days on market $195,000 Active 88 DOM
7. 2026-06-09
   days on market $195,000 Active 84 DOM
8. 2026-06-08
   days on market $195,000 Active 83 DOM
9. 2026-06-07
   statusdays on market $195,000 Active 82 DOM
10. 2026-06-04
    days on market $195,000 Price Change 79 DOM
11. 2026-06-03
    days on market $195,000 Price Change 78 DOM
12. 2026-06-02
    days on market $195,000 Price Change 77 DOM
13. 2026-06-01
    days on market $195,000 Price Change 76 DOM
14. 2026-05-31
    days on market $195,000 Price Change 75 DOM
15. 2026-04-24
    price $205,000 960-char remark

    Show marketing remark (960 chars)

    Shhh! This is it! Better than a "price improvement", it's a come and get it!!! Welcome to Your Beautiful Home! $$$ Priced below the 2025 Bexar County Appraisal. 10102 Kersey Mill located in the thriving Vida Community! Step inside to find an inviting layout with open-concept living and dining areas, abundant natural light. The primary suite provides a peaceful retreat with a spacious layout and private bath. Secondary bedrooms are generously sized and offer flexibility for guests, an office, or creative space. The backyard is a blank canvas - ready for weekend barbecues, pets, or a future garden oasis. Enjoy relaxing evenings on the patio, where you can unwind and take in the peaceful surroundings. Discover comfort, convenience, and community in this well-maintained home. Convenient access to Loop 410, IH-35, Texas A&M-San Antonio & Lackland AFB with nearby future retail, dining, and community amenities planned for the area.

16. 2026-03-17
    listed $218,000 New 960-char remark

    Show marketing remark (960 chars)

    Shhh! This is it! Better than a "price improvement", it's a come and get it!!! Welcome to Your Beautiful Home! $$$ Priced below the 2025 Bexar County Appraisal. 10102 Kersey Mill located in the thriving Vida Community! Step inside to find an inviting layout with open-concept living and dining areas, abundant natural light. The primary suite provides a peaceful retreat with a spacious layout and private bath. Secondary bedrooms are generously sized and offer flexibility for guests, an office, or creative space. The backyard is a blank canvas - ready for weekend barbecues, pets, or a future garden oasis. Enjoy relaxing evenings on the patio, where you can unwind and take in the peaceful surroundings. Discover comfort, convenience, and community in this well-maintained home. Convenient access to Loop 410, IH-35, Texas A&M-San Antonio & Lackland AFB with nearby future retail, dining, and community amenities planned for the area.

17. 2025-11-17
    historical
18. 2025-07-23
    price $263,440
19. 2025-07-13
    listed $280,000 New

ⓘ 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: $6,441 · $537/mo
• Projected year-2 tax: $6,441 · $537/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,846
• − Mortgage interest: −$9,803
• − Property taxes: −$6,441
• − Insurance: −$875
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$1,200
• − Depreciation: −$5,091
• Taxable loss: −$4,220
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $-468/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab

This home is in good condition with a good condition score of 75. It is move-in ready with minor cosmetic updates needed to enhance its curb appeal and add value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-26.8% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $205,000 LERA
• 2026-03-17 Listed $218,000 LERA
• 2025-11-17 Listing Removed — LERA
• 2025-07-23 Price Changed $263,440 LERA
• 2025-07-13 Listed $280,000 LERA

Property tax history

+228.4%/yr

Latest (2025): $6,441 · -2.6% YoY. Source: county tax records.