14323 Brooke Path · San Antonio, TX 78221

$227,999

4 bd · 2.0 ba · 2,173 sqft · SingleFamily · 12 Days on market

Built 2026 Excellent condition $105/sqft · 22% below area Est $294k · 22% under

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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 +9.4/30.0
• Appreciation +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

This new two-story home is host to an open-concept floorplan on the first level combining the kitchen, dining area and family room for effortless entertaining and multitasking. A versatile game room is located upstairs near four bedrooms, including the luxe owner's suite with a spa-inspired bathroom and generous walk-in closet.

Key facts

• Luxe owner's suite
• Game room
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• GAME ROOM
• LUXE OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• GENEROUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $228k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (21.5% below list).
• Recommended offer: $179k (21.5% below list) — sets the bar for 1% rule.
• 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: crime F.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 591 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $179,032 (21.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $293,733
• List price: $227,999
• Delta: -22.38%
• 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
14415 Brooke Path	0.00mi	4/3.5	2,149 (-1%)	2mo	$260,999	$121	90
14439 Brooke Path	0.00mi	4/3.0	2,288 (+5%)	1mo	$261,999	$115	86
9922 Chavaneaux Lndg	0.06mi	4/2.5	2,260 (+4%)	4mo	$314,990	$139	86
9935 Chavaneaux Lndg	0.11mi	4/2.5	2,260 (+4%)	2mo	$309,990	$137	85
718 Bellamy Dr	0.05mi	4/2.5	2,042 (-6%)	1mo	$284,998	$140	85
14423 Brooke Path	0.00mi	4/3.0	2,288 (+5%)	3mo	$269,999	$118	85
9959 Chavaneaux Lndg	0.14mi	4/2.5	2,260 (+4%)	1mo	$324,990	$144	84
918 Dankworth	0.39mi	4/2.5	2,121 (-2%)	0mo	$287,990	$136	76
903 Dankworth	0.42mi	4/3.0	2,260 (+4%)	1mo	$298,990	$132	69
846 Middlebury Farms	0.44mi	4/3.0	2,260 (+4%)	4mo	$314,990	$139	65
1022 Catalonia Pass	0.42mi	5/2.5 (+1)	1,971 (-9%)	0mo	$261,520	$133	58
1007 Cholula Rd	0.41mi	5/2.5 (+1)	1,892 (-13%)	3mo	$248,000	$131	50

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $469
• Equity at exit: $90,280

10-year hold

• IRR: 3.0%
• Equity multiple: 1.39×
• Total profit: $24,870
• Equity at exit: $130,275

Cash invested: $63,840 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 61 under contract
• Months of supply: 9.2 mo (11%/mo absorbed)
• Median asking: $279,990 ($130/sqft)
• Median days on market: 141 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +3.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 591
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-161

Break-even live

Break-even rent $1,994

Max offer price $204,659

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-83	+0% $-161	+5% $-240	+10% $-319
Rent	-10% $-303	-5% $-232	+0% $-161	+5% $-91	+10% $-20
Rate	-1.0pp $-46	-0.5pp $-103	base $-161	+0.5pp $-220	+1.0pp $-280

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: $57,000
• Closing costs: $6,840
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14319 Beaumont Brk San Antonio, TX	4.0	2.0	1600	$1,700	$1.06	3d	1	0.01mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	164d	1	0.09mi
714 Corbin Bnd San Antonio, TX	3.0	2.0	1557	$1,550	$1.00	69d	1	0.09mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	164d	1	0.38mi
610 Pleasanton Way San Antonio, TX	3.0	2.5	1691	$1,595	$0.94	87d	1	0.48mi
518 Pleasanton Way San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	51d	1	0.54mi
822 Bifurcate BND San Antonio, TX	3.0	2.5	1908	$17,500	$9.17	128d	1	0.62mi
9507 Hinterlands Dr San Antonio, TX	3.0	2.0	1549	$1,600	$1.03	69d	1	0.69mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	152d	1	0.71mi
9639 Pleasanton Pl San Antonio, TX	4.0	2.5	2050	$1,800	$0.88	15d	1	0.75mi
9639 Pleasanton Pl San Antonio, TX	4.0	2.5	2050	$1,800	$0.88	10d	1	0.75mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	10d	1	0.78mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	158d	1	0.80mi
9403 Hinterlands Dr San Antonio, TX	3.0	2.5	2726	$2,150	$0.79	85d	1	0.82mi
9310 Platte Pl San Antonio, TX	3.0	2.0	1423	$1,725	$1.21	10d	1	0.84mi
1123 Galapagos San Antonio, TX	4.0	2.0	1697	$1,799	$1.06	101d	1	0.86mi
1123 Galapagos San Antonio, TX	4.0	2.0	1697	$1,825	$1.08	129d	1	0.86mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	145d	1	0.97mi
12107 Clubhouse San Antonio, TX	4.0	2.0	1872	$1,637	$0.87	31d	1	1.11mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	184d	1	1.15mi
8947 Ashley Wilkes San Antonio, TX	4.0	2.5	1687	$1,645	$0.98	112d	1	1.16mi
8926 Gerald Ohara San Antonio, TX	3.0	2.5	1777	$1,630	$0.92	87d	1	1.17mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,595	$0.90	69d	1	1.17mi
8918 Gerald Ohara San Antonio, TX	4.0	2.5	1956	$1,750	$0.89	10d	1	1.18mi
11734 Pelican Cv San Antonio, TX	3.0	2.5	2285	$1,895	$0.83	0d	1	1.20mi
8822 Scarlett Pl San Antonio, TX	4.0	2.5	1917	$1,745	$0.91	115d	1	1.23mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,645	$1.00	128d	1	1.24mi
11723 Faldo Way San Antonio, TX	4.0	3.5	2680	$3,300	$1.23	0d	1	1.26mi
8810 Scarlett Pl San Antonio, TX	4.0	2.5	1917	$1,765	$0.92	87d	1	1.26mi
11726 Trevino Ter San Antonio, TX	3.0	2.0	1653	$1,850	$1.12	108d	1	1.26mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	184d	1	1.27mi
710 Titleist Cv San Antonio, TX	4.0	2.5	1950	$1,680	$0.86	184d	1	1.34mi
807 Blue Lndg San Antonio, TX	3.0	2.0	1630	$1,700	$1.04	10d	1	1.41mi
811 Blue Lndg San Antonio, TX	4.0	2.0	1968	$1,950	$0.99	0d	1	1.42mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,958	$1.88	0d	34	1.43mi

Listing history 6 events

1. 2026-06-07
   days on market $227,999 Active 12 DOM
2. 2026-06-04
   days on market $227,999 Active 9 DOM
3. 2026-06-03
   days on market $227,999 Active 8 DOM
4. 2026-06-02
   days on market $227,999 Active 7 DOM
5. 2026-06-01
   days on market $227,999 Active 6 DOM
6. 2026-05-31
   days on market $227,999 Active 5 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,484
• − Mortgage interest: −$12,771
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$6,633
• Taxable loss: −$5,918
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $-515/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 · 25 photos

Excellent 95/100 None rehab

This new two-story home is move-in ready with an open-concept floorplan and modern finishes. It offers excellent curb appeal and is well-maintained throughout.

Value-add opportunities

• Resale Painting the exterior brick — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Julian C Gallardo El F TX #3,805/4,322 Nat'l #34,936/41,679 Middle Losoya Middle F TX #1,507/1,662 Nat'l #12,181/14,009 High Southside H S F TX #1,377/1,632 Nat'l #13,899/17,239

Schools (NCES district)

• District: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 of 826 in TX

A Composite livability gradescore 80/100

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 · 2,336,851 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Languages at home: 45% English-only · Spanish 54%

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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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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