4107 Perrito Dr · San Antonio, TX 78222

$229,662

3 bd · 2.0 ba · 1,604 sqft · SingleFamily · 150 Days on market

Built 2025 4,800 sqft lot Est $236k · at est. $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).

• Cash flow +14.1/30.0
• ARV discount +8.7/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience style and comfort in this inviting home featuring 9-ft. first-floor ceilings for a spacious feel. The kitchen is designed to impress with Whirlpool stainless steel appliances, Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertops in Arctic Pearl, and an extended breakfast bar. The primary bath offers upgraded cabinets and a 42-in. garden tub/shower with a Daltile tile surround. Decorative touches include a Carrara-style entry door, Kwikset Polo knob hardware, and Rekindle ceramic tile flooring in the bathrooms, kitchen, and greatroom. Additional highlights include a wireless security system, fully sodded yard, and automatic sprinkler system.

Key facts

• Granite countertops
• Garden tub shower
• Upgraded cabinets

Tags

• GRANITE COUNTERTOPS
• EXTENDED BREAKFAST BAR
• UPGRADED CABINETS
• GARDEN TUB SHOWER
• DALTILE TILE SURROUND
• CARRARA-STYLE ENTRY DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $35 ($417/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.2% below list).
• Recommended offer: $179k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); Legacy Middle (math 13% / reading 24%, grade F, #1,478 of 1,662 statewide, top 90%, 1,137 students, 58% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 40 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 ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 150 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $178,755 (22.2% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.78% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $235,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4107 Perrito Dr	0.00mi	3/2.0	1,604 (0%)	1mo	$229,662	$143	99
4110 Islas Rd	0.06mi	3/2.0	1,604 (0%)	5mo	$231,669	$144	93
4002 Islas Rd	0.08mi	3/2.0	1,604 (0%)	7mo	$239,752	$149	90
4654 Otra Otra Dr	0.28mi	3/2.5	1,663 (+4%)	7mo	$226,233	$136	73
4010 Islas Rd	0.07mi	4/2.0 (+1)	1,416 (-12%)	7mo	$221,645	$157	66
4538 Otra Otra Dr	0.44mi	3/2.5	1,520 (-5%)	4mo	$226,924	$149	65
4518 Otra Otra Dr	0.47mi	3/2.5	1,520 (-5%)	7mo	$221,127	$145	61
4514 Otra Otra Dr	0.48mi	4/2.5 (+1)	1,663 (+4%)	6mo	$239,792	$144	60
4539 Gato Calico Dr	0.42mi	3/2.5	1,373 (-14%)	2mo	$206,342	$150	52
4630 Otra Otra Dr	0.32mi	2/2.5 (-1)	1,373 (-14%)	7mo	$201,739	$147	48
4527 Otra Otra Dr	0.45mi	2/2.5 (-1)	1,373 (-14%)	5mo	$212,322	$155	44
2738 Christian	0.68mi	4/2.0 (+1)	1,800 (+12%)	2mo	$189,750	$105	42

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-32,644
• Equity at exit: $34,243

10-year hold

• IRR: -3.5%
• Equity multiple: 0.76×
• Total profit: $-15,613
• Equity at exit: $19,857

Cash invested: $64,305 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 444
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$48 /mo · $580/yr
• Insurance: −$96
• HOA: −$29
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $35

Break-even live

Break-even rent $1,744

Max offer price $229,662

Occupancy floor 93%

Sensitivity live

Price	-10% $165	-5% $100	+0% $35	+5% $-30	+10% $-95
Rent	-10% $-106	-5% $-36	+0% $35	+5% $105	+10% $176
Rate	-1.0pp $150	-0.5pp $93	base $35	+0.5pp $-25	+1.0pp $-85

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: $57,416
• Closing costs: $6,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4742 Pico Pico St San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	45d	1	0.10mi
4570 Gato Calico Dr San Antonio, TX	3.0	2.0	1245	$1,475	$1.18	45d	1	0.35mi
4603 River Post San Antonio, TX	4.0	2.5	2239	$1,695	$0.76	45d	1	0.40mi
4550 Otra Otra Dr San Antonio, TX	3.0	2.0	1245	$1,575	$1.27	19d	1	0.41mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	3d	1	0.61mi
4430 Valleyfield Dr San Antonio, TX	2.0	1.5	1444	$1,150	$0.80	45d	1	0.79mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	45d	1	0.83mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	25d	1	0.83mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	0d	1	0.85mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	21d	1	0.85mi
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	16d	1	0.87mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,350	$1.04	0d	1	0.89mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	45d	1	0.90mi
2718 Bermuda Dr San Antonio, TX	3.0	2.0	1080	$1,400	$1.30	0d	1	0.91mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	25d	1	0.94mi
4422 Chandler Rd #8 San Antonio, TX	3.0	2.5	1948	$1,695	$0.87	25d	1	1.07mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	0d	1	1.11mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	14d	1	1.12mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	45d	1	1.14mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	45d	1	1.16mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	6d	1	1.18mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	14d	1	1.18mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	14d	1	1.24mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	23d	1	1.28mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	18d	1	1.30mi
5330 Tourmaline Loop San Antonio, TX	4.0	2.5	2100	$1,800	$0.86	14d	1	1.33mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	23d	1	1.33mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	4d	1	1.33mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	45d	1	1.36mi
5418 Tourmaline Loop San Antonio, TX	3.0	2.0	1388	$1,575	$1.13	6d	1	1.36mi
5823 Hematite Rim San Antonio, TX	4.0	2.0	1524	$1,695	$1.11	25d	1	1.37mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	5d	1	1.38mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	23d	1	1.38mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	25d	1	1.38mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.39mi
5962 Celestite Bnd San Antonio, TX	3.0	2.0	1190	$1,723	$1.45	0d	1	1.40mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.40mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.41mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	1.41mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	1.42mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: poolsecurity

Listing history 13 events

1. 2026-04-03
   status Pending
2. 2026-03-27
   historical Active Option
3. 2026-03-14
   price $229,662
4. 2026-03-10
   price $233,662
5. 2026-02-28
   price $238,662
6. 2026-02-21
   price $231,162
7. 2026-02-20
   status Back on Market
8. 2026-01-02
   status Pending
9. 2025-12-19
   status Back on Market
10. 2025-12-05
    historical Active Option
11. 2025-10-17
    price $233,534
12. 2025-09-27
    price $231,534
13. 2025-09-16
    listed $231,134 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: $580 · $48/mo
• Projected year-2 tax: $4,203 · $350/mo
• Expected delta: +$3,622/yr (+$302/mo · 624.1%)

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

Taxation est. · year 1

• Rental income: $21,451
• − Mortgage interest: −$12,865
• − Property taxes: −$580
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − HOA: −$348
• − Depreciation: −$6,681
• Taxable loss: −$3,604
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $1,282/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-0.6% since first listed

13 events — show timeline

• 2026-04-03 Pending — LERA
• 2026-03-27 Contingent — LERA
• 2026-03-14 Price Changed $229,662 LERA
• 2026-03-10 Price Changed $233,662 LERA
• 2026-02-28 Price Changed $238,662 LERA
• 2026-02-21 Price Changed $231,162 LERA
• 2026-02-20 Relisted — LERA
• 2026-01-02 Pending — LERA
• 2025-12-19 Relisted — LERA
• 2025-12-05 Contingent — LERA
• 2025-10-17 Price Changed $233,534 LERA
• 2025-09-27 Price Changed $231,534 LERA
• 2025-09-16 Listed $231,134 LERA

Property tax history

-1.4%/yr

Latest (2025): $580 · +3.0% YoY. Source: county tax records.