4222 King Krest · San Antonio, TX 78219

$123,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 164 Days on market

Built 1960 7,056 sqft lot $125/sqft · 11% below area Est $137k · 11% under ↓ 34% 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 +21.9/30.0
• ARV discount +12.2/15.0
• DSCR +7.0/10.0
• Appreciation +6.4/10.0
• 1% rule +6.3/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

Key facts

• 7,056 sq ft lot
• Built 1960
• Listed 164 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $123k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.7%/yr); 66 active listings in the ZIP; 20 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).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($850 loan paydown + $3k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 7.7% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $108,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (median comp): $137,466
• List price: $123,000
• Delta: -10.52%
• 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
4306 Silver Lk	0.19mi	3/1.0	1,012 (+3%)	2mo	$94,900	$94	85
373 Kenmar Dr	0.68mi	3/1.0	984 (0%)	2mo	$189,500	$193	67
4350 Silver Lake Dr	0.33mi	3/1.0	936 (-5%)	14mo	$99,900	$107	65
4338 Kilrea	0.42mi	3/1.0	912 (-7%)	6mo	$139,900	$153	64
4243 Kilrea Dr	0.37mi	2/1.0 (-1)	936 (-5%)	8mo	$140,000	$150	62
4342 Silver Lk	0.31mi	3/1.0	1,044 (+6%)	16mo	$159,999	$153	62
127 Zerrcliff Ln	0.70mi	4/1.0 (+1)	984 (0%)	1mo	$159,000	$162	62
4258 Skelton Dr	0.46mi	3/2.0	1,004 (+2%)	17mo	$169,000	$168	57
4247 Roark	0.48mi	3/1.0	875 (-11%)	4mo	$95,500	$109	56
348 Tomrob	0.58mi	3/1.0	1,040 (+6%)	11mo	$120,000	$115	54
1105 Upland	0.69mi	3/1.0	1,120 (+14%)	1mo	$169,999	$152	44
343 Tomrob Dr	0.55mi	2/1.0 (-1)	1,112 (+13%)	15mo	$110,000	$99	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.94×
• Total profit: $32,426
• Equity at exit: $53,440

10-year hold

• IRR: 20.7%
• Equity multiple: 4.29×
• Total profit: $113,155
• Equity at exit: $80,935

Cash invested: $34,440 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 66
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$645
• Tax from tax record: −$212 /mo · $2,546/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $194

Break-even live

Break-even rent $1,150

Max offer price $123,000

Occupancy floor 81%

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: $30,750
• Closing costs: $3,690
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,795	$1.86	1d	21	0.27mi
4251 Wild Oak Dr San Antonio, TX	4.0	1.0	1117	$1,250	$1.12	43d	1	0.27mi
915 Creekview San Antonio, TX	2.0	2.0	950	$1,230	$1.29	23d	1	0.40mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	14d	1	0.55mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	3d	60	0.65mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	23d	1	0.68mi
535 Gembler Rd Unit 710 San Antonio, TX	2.0	2.0	1031	$1,081	$1.05	3d	1	0.70mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	23d	1	0.73mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	43d	1	0.74mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	23d	1	0.92mi
4619 Dietrich Rd San Antonio, TX	1.0–3.0	1.0–1.5	775	$999	$1.29	43d	1	1.05mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	23d	1	1.06mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	1.41mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	43d	1	1.42mi
4438 N Hein Rd Unit 104 San Antonio, TX	2.0	1.0	632	$1,150	$1.82	43d	1	1.43mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	4d	1	1.43mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	21d	1	1.45mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	43d	1	1.47mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	43d	1	1.47mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	2d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $123,000 Active 164 DOM
2. 2026-06-17
   days on market $123,000 Active 163 DOM
3. 2026-06-16
   days on market $123,000 Active 162 DOM
4. 2026-06-15
   days on market $123,000 Active 161 DOM
5. 2026-06-13
   days on market $123,000 Active 159 DOM
6. 2026-06-09
   days on market $123,000 Active 155 DOM
7. 2026-06-08
   days on market $123,000 Active 154 DOM
8. 2026-06-07
   days on market $123,000 Active 153 DOM
9. 2026-06-04
   days on market $123,000 Active 150 DOM
10. 2026-06-03
    days on market $123,000 Active 149 DOM
11. 2026-06-02
    days on market $123,000 Active 148 DOM
12. 2026-06-01
    days on market $123,000 Active 147 DOM
13. 2026-05-31
    days on market $123,000 Active 146 DOM
14. 2026-02-12
    price $123,000 289-char remark

    Show marketing remark (289 chars)

    This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

15. 2026-02-11
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

16. 2025-11-06
    status Pending 289-char remark

    Show marketing remark (289 chars)

    This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

17. 2025-09-30
    listed $120,000 New 289-char remark

    Show marketing remark (289 chars)

    This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

18. 2024-04-15
    historical $1,800
19. 2024-03-15
    listed $1,800
20. 2023-03-14
    historical
21. 2022-11-07
    soldstatus
22. 2022-10-21
    listed $185,000 New
23. 2022-08-15
    soldstatus

ⓘ 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: $2,546 · $212/mo
• Projected year-2 tax: $2,546 · $212/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,748
• − Mortgage interest: −$6,890
• − Property taxes: −$2,546
• − Insurance: −$615
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,578
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,224/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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

-33.5% since first listed

10 events — show timeline

• 2026-02-12 Price Changed $123,000 LERA
• 2026-02-11 Relisted — LERA
• 2025-11-06 Pending — LERA
• 2025-09-30 Listed $120,000 LERA
• 2024-04-15 Rental Removed $1,800 SABOR
• 2024-03-15 Listed for Rent $1,800 SABOR
• 2023-03-14 Listing Removed — LERA
• 2022-11-07 Sold (Public Records) — Public Records
• 2022-10-21 Listed $185,000 LERA
• 2022-08-15 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,546 · +0.0% YoY. Source: county tax records.