7410 Brook Valley Dr · San Antonio, TX 78242

$170,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 12 Days on market

Built 1972 7,797 sqft lot $111/sqft · 19% below area Est $181k · 6% 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).

• Cash flow +13.9/30.0
• ARV discount +10.3/15.0
• 1% rule +5.3/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated 4 bed 2 ba, fully updated kitchen, granite counter tops, stainless steel appliances, new white shaker cabinets with soft close drawers and stainless hardware, plumbing updated, foundation repair w/transferable warranty, new roof, master with double closets, HUGE Florida room/sunroom, new solar screens throughout, Mature plants and trees, Comfortable living in a newly renovated home!

Key facts

• Covered front porch
• Screened-in porch
• Updated kitchen

Tags

• UPDATED KITCHEN
• SCREENED-IN PORCH
• FENCED BACKYARD
• DETACHED STORAGE BUILDING
• COVERED FRONT PORCH
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Subdivision: LACKLAND CITY; Possession at closing/funding; For sale
• Financial info: No down payment resource indicated
• HOA & community: Community includes park/playground

Exterior

• Parking: Converted garage
• Utilities: City water and sewer; Natural gas
• Home design: Pre-owned single-family home; North-facing
• Construction: Brick and siding exterior; Slab foundation; Composition roof; Approximately 54 years old
• Exterior features: Privacy fence

Interior

• Kitchen: Stove/Range; Gas cooking; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom with ceiling fan and full bath (12 x 15); Bedroom 2 (11 x 11); Bedroom 3 (11 x 12)
• Flooring: Carpeting; Ceramic tile
• Bathrooms: 2 full bathrooms; Primary bath with tub/shower combination and double vanity (10 x 10)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Disposal; Open floor plan; Separate dining room; Eat-in kitchen with breakfast bar; Utility room inside; Ground level / no steps; Converted garage; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $17 ($207/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 6.4% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Neil Armstrong El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 298 students, 97% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 95% FRL vs 42% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Watch-outs: property tax is 2.8% of price.
• 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 $170,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 8.1

CMA / ARV

• ARV (median comp): $181,313
• List price: $170,000
• Delta: -6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5815 Kim Vly	0.17mi	3/1.0	1,376 (-10%)	1mo	$145,000	$105	75
7518 Sleepy Vly	0.24mi	3/1.5	1,448 (-5%)	6mo	$65,000	$45	73
7126 Grand Vly	0.57mi	3/2.0	1,504 (-1%)	1mo	$255,000	$170	66
7306 Vista Grv	0.47mi	4/2.0 (+1)	1,522 (-0%)	4mo	$235,000	$154	65
7522 Sweet Valley St	0.12mi	4/2.0 (+1)	1,418 (-7%)	13mo	$199,999	$141	62
6011 Lark Vly	0.38mi	3/2.0	1,404 (-8%)	6mo	$189,900	$135	60
7450 Brook Vly	0.12mi	4/2.0 (+1)	1,320 (-14%)	12mo	$187,500	$142	53
5754 Sunset Pt	0.53mi	3/2.0	1,450 (-5%)	12mo	$205,000	$141	53
5523 Elm Vly	0.69mi	3/2.0	1,479 (-3%)	13mo	$249,000	$168	48
5530 Prairie Flower	0.70mi	3/1.0	1,320 (-14%)	2mo	$104,900	$79	43
5742 White Feather	0.50mi	3/4.0	1,374 (-10%)	6mo	$85,000	$62	43
5626 Mountain	0.62mi	4/2.0 (+1)	1,668 (+9%)	10mo	$225,000	$135	38

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-31,430
• Equity at exit: $25,348

10-year hold

• IRR: -22.0%
• Equity multiple: 0.05×
• Total profit: $-45,176
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$891
• Tax from tax record: −$402 /mo · $4,818/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $17

Break-even live

Break-even rent $1,726

Max offer price $170,000

Occupancy floor 94%

Sensitivity live

Price	-10% $113	-5% $65	+0% $17	+5% $-31	+10% $-79
Rent	-10% $-121	-5% $-52	+0% $17	+5% $86	+10% $155
Rate	-1.0pp $103	-0.5pp $60	base $17	+0.5pp $-27	+1.0pp $-72

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,336	$0.87	5d	1	0.55mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,365	$0.89	25d	1	0.55mi
5715 Mountain Pt San Antonio, TX	4.0	2.0	1668	$1,900	$1.14	45d	1	0.59mi
5634 Mountain Pt San Antonio, TX	4.0	2.5	1874	$1,745	$0.93	23d	1	0.60mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.68mi
7026 Randado Ct San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	3d	1	0.68mi
5406 Elm Valley Dr San Antonio, TX	4.0	2.0	1667	$3,000	$1.80	3d	1	0.68mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	45d	1	0.70mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	5d	24	0.70mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	19d	1	0.70mi
5538 Jade Vly San Antonio, TX	4.0	3.0	2061	$2,100	$1.02	45d	1	0.71mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	13d	1	0.73mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	11d	1	0.76mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	4d	31	0.81mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	0.83mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	3d	1	0.84mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	25d	1	0.85mi
5535 Cool Valley St San Antonio, TX	4.0	3.0	1716	$1,700	$0.99	4d	1	0.87mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	0.88mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	3d	1	0.90mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	17d	7	0.90mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	0.90mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	0.91mi
6811 Freedom Hls San Antonio, TX	3.0	2.5	2054	$1,875	$0.91	4d	1	0.95mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	0.98mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	17d	1	0.99mi
5539 Pearl Vly San Antonio, TX	3.0	2.0	1770	$1,925	$1.09	5d	1	1.01mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	1.03mi
8167 Dempsey Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	1.04mi
8311 Big Creek Dr San Antonio, TX	3.0	2.5	1777	$1,610	$0.91	45d	1	1.05mi
5543 Coral Vly San Antonio, TX	3.0	2.0	1533	$1,750	$1.14	25d	1	1.06mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	17d	1	1.09mi
8522 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	45d	1	1.10mi
8619 Tesoro Hls San Antonio, TX	3.0	2.5	1539	$1,540	$1.00	25d	1	1.10mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	1.12mi
8619 Standing Rock St San Antonio, TX	4.0	2.0	1176	$1,420	$1.21	5d	1	1.14mi
6802 Emerald Vly San Antonio, TX	3.0	2.5	2034	$2,300	$1.13	3d	1	1.14mi
9006 Bowline San Antonio, TX	4.0	2.0	1547	$1,795	$1.16	5d	1	1.14mi
8722 Tesoro Hls San Antonio, TX	3.0	1.5	1170	$1,475	$1.26	12d	1	1.16mi
8739 Tesoro Hls San Antonio, TX	3.0	2.5	1777	$1,595	$0.90	5d	1	1.16mi

Listing history 12 events

1. 2026-05-05
   status Pending 1414-char remark
2. 2026-04-23
   listed $170,000 New 1414-char remark
3. 2025-03-24
   status Pending
4. 2025-03-19
   historical Active Option
5. 2025-03-17
   historical
6. 2025-02-26
   listed $170,000 New
7. 2019-08-12
   soldstatus Sold

   Show marketing remark (401 chars)

   Newly renovated 4 bed 2 ba, fully updated kitchen, granite counter tops, stainless steel appliances, new white shaker cabinets with soft close drawers and stainless hardware, plumbing updated, foundation repair w/transferable warranty, new roof, master with double closets, HUGE Florida room/sunroom, new solar screens throughout, Mature plants and trees, Comfortable living in a newly renovated home!

8. 2019-08-12
   soldstatus

   Show marketing remark (401 chars)

   Newly renovated 4 bed 2 ba, fully updated kitchen, granite counter tops, stainless steel appliances, new white shaker cabinets with soft close drawers and stainless hardware, plumbing updated, foundation repair w/transferable warranty, new roof, master with double closets, HUGE Florida room/sunroom, new solar screens throughout, Mature plants and trees, Comfortable living in a newly renovated home!

9. 2019-07-02
   historical Active Option

   Show marketing remark (401 chars)

   Newly renovated 4 bed 2 ba, fully updated kitchen, granite counter tops, stainless steel appliances, new white shaker cabinets with soft close drawers and stainless hardware, plumbing updated, foundation repair w/transferable warranty, new roof, master with double closets, HUGE Florida room/sunroom, new solar screens throughout, Mature plants and trees, Comfortable living in a newly renovated home!

10. 2019-06-21
    listed $152,900 New

    Show marketing remark (401 chars)

    Newly renovated 4 bed 2 ba, fully updated kitchen, granite counter tops, stainless steel appliances, new white shaker cabinets with soft close drawers and stainless hardware, plumbing updated, foundation repair w/transferable warranty, new roof, master with double closets, HUGE Florida room/sunroom, new solar screens throughout, Mature plants and trees, Comfortable living in a newly renovated home!

11. 2018-10-12
    soldstatus
12. 1981-08-01
    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: $4,818 · $402/mo
• Projected year-2 tax: $4,818 · $402/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,979
• − Mortgage interest: −$9,523
• − Property taxes: −$4,818
• − Insurance: −$850
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$4,945
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $810/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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

+11.2% since first listed

12 events — show timeline

• 2026-05-05 Pending — LERA
• 2026-04-23 Listed $170,000 LERA
• 2025-03-24 Pending — LERA
• 2025-03-19 Contingent — LERA
• 2025-03-17 Listing Removed — LERA
• 2025-02-26 Listed $170,000 LERA
• 2019-08-12 Sold (MLS) — LERA
• 2019-08-12 Sold (Public Records) — Public Records
• 2019-07-02 Contingent — LERA
• 2019-06-21 Listed $152,900 LERA
• 2018-10-12 Sold (Public Records) — Public Records
• 1981-08-01 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $4,818 · +4.6% YoY. Source: county tax records.