8719 Port OF Call Dr · San Antonio, TX 78242

$130,000

2 bd · 2.0 ba · 896 sqft · SingleFamily public records · 20 Days on market

Built 1985 5,445 sqft lot $145/sqft · 20% below area Est $162k · 20% under ↓ 27% since listing

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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 +15.0/15.0
• Cash flow +11.3/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

A great home nestled in the southwest part of San Antonio with great comps and resale value. This 3 bedroom is 2 bath home is part of the SWISD community in a quiet neighborhood. Has a recently replaced roof and A/C central unit with upgraded double pane windows throughout. The front of the home has updated siding. It is located very close to Lackland AFB, TX and close to downtown and the airport with 3 major shopping areas near by. Beautiful parks and fishing pond within walking distance with community programs and jogging trails and dog park within the area.

Key facts

• Updated front siding
• Newer roof
• Upgraded central a/c

Tags

• NEWER ROOF
• UPGRADED CENTRAL A/C
• DOUBLE-PANE WINDOWS
• UPDATED FRONT SIDING
• NEAR LACKLAND AFB
• NEAR DOWNTOWN SAN ANTONIO

Property features AI

Finance

• HOA & community: Located in the Sky Harbor subdivision

Exterior

• Parking: 2-car garage
• Utilities: Water system
• Home design: Pre-owned home; Approximately 41 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (12 x 12)
• Bedrooms: Primary bedroom on lower level (14 x 12); Second bedroom (11 x 10); Third bedroom (10 x 10)
• Flooring: Ceramic tile floors
• Bathrooms: Two full bathrooms; Primary bathroom with tub/shower combination and single vanity (10 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; One living area; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-48 ($-580/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.9% below list).
• Recommended offer: $121k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 5.8% 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.
• 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.
• Zoned schools: Sky Harbour El (math 24% / reading 31%, grade F, #2,768 of 4,322 statewide, top 65%, 475 students, 91% FRL); Sharon Christa Mcauliffe Middle (math 12% / reading 24%, grade F, #1,491 of 1,662 statewide, top 91%, 677 students, 92% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $899 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 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,464 (6.6% 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. 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. 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?
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: 0.95% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 8.8

CMA / ARV

• ARV (median comp): $161,962
• List price: $130,000
• Delta: -14.79%
• 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
8611 Little Beaver	0.36mi	3/1.0 (+1)	912 (+2%)	11mo	$169,700	$186	62
8416 Hidden Bow	0.47mi	3/1.0 (+1)	912 (+2%)	6mo	$119,900	$131	61
8626 Five Palms	0.38mi	3/1.0 (+1)	921 (+3%)	10mo	$115,000	$125	61
5906 Lubbers Way	0.35mi	3/1.5 (+1)	960 (+7%)	5mo	$140,000	$146	60
5823 Bowsprit	0.65mi	3/1.0 (+1)	900 (+0%)	3mo	$129,000	$143	57
8403 Hidden Bow St	0.51mi	3/1.5 (+1)	896 (0%)	14mo	$132,000	$147	57
5835 Adalone	0.39mi	3/1.5 (+1)	975 (+9%)	5mo	$125,000	$128	56
9054 Bowline	0.61mi	3/2.0 (+1)	954 (+6%)	8mo	$135,000	$142	49
5850 Adalone Cv	0.34mi	3/2.0 (+1)	984 (+10%)	16mo	$130,000	$132	49
6231 Haven Vly	0.71mi	3/1.0 (+1)	960 (+7%)	1mo	$149,900	$156	45
7438 Brook Vly	0.75mi	3/1.0 (+1)	945 (+6%)	2mo	$75,000	$79	45
6130 Frio Valley Dr	0.66mi	3/1.0 (+1)	984 (+10%)	13mo	$125,000	$127	33

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-27,671
• Equity at exit: $19,383

10-year hold

• IRR: -29.8%
• Equity multiple: -0.14×
• Total profit: $-41,673
• Equity at exit: $11,240

Cash invested: $36,400 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$682
• Tax from tax record: −$290 /mo · $3,474/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-48

Break-even live

Break-even rent $1,298

Max offer price $121,464

Occupancy floor 99%

Sensitivity live

Price	-10% $25	-5% $-12	+0% $-48	+5% $-85	+10% $-122
Rent	-10% $-146	-5% $-97	+0% $-48	+5% $1	+10% $49
Rate	-1.0pp $17	-0.5pp $-15	base $-48	+0.5pp $-82	+1.0pp $-116

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,137	$1.15	17d	1	0.70mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	45d	1	0.70mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	6d	1	0.74mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	6d	1	0.81mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	23d	1	0.83mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,180	$1.15	17d	7	0.93mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	25d	1	0.95mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	25d	1	1.30mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	6d	24	1.33mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$958	$1.08	5d	31	1.43mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,159	$1.19	45d	1	1.44mi
7910 Dempsey Dr San Antonio, TX	2.0	1.0	550	$695	$1.26	45d	1	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 20 DOM
2. 2026-06-18
   days on market $130,000 Active 17 DOM
3. 2026-06-17
   days on market $130,000 Active 16 DOM
4. 2026-06-16
   days on market $130,000 Active 15 DOM
5. 2026-06-15
   days on market $130,000 Active 14 DOM
6. 2026-06-13
   statusdays on market $130,000 Active 12 DOM
7. 2026-06-09
   days on market $130,000 New 8 DOM
8. 2026-06-08
   days on market $130,000 New 7 DOM
9. 2026-06-07
   days on market $130,000 New 6 DOM
10. 2026-06-04
    days on market $130,000 New 3 DOM
11. 2026-06-03
    days on market $130,000 New 2 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $130,000 New 1 DOM
13. 2026-05-01
    price $138,000 571-char remark
14. 2026-04-16
    price $148,000 571-char remark
15. 2026-03-17
    listed $178,000 New 571-char remark
16. 1985-06-01
    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: $3,474 · $290/mo
• Projected year-2 tax: $3,474 · $290/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $14,842
• − Mortgage interest: −$7,282
• − Property taxes: −$3,474
• − Insurance: −$650
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,782
• Taxable loss: −$2,721
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $73/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: 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

-27.0% since first listed

6 events — show timeline

• 2026-06-01 Listed $130,000 LERA
• 2026-05-29 Listing Removed — LERA
• 2026-05-01 Price Changed $138,000 LERA
• 2026-04-16 Price Changed $148,000 LERA
• 2026-03-17 Listed $178,000 LERA
• 1985-06-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,474 · +0.0% YoY. Source: county tax records.