4419 Misty Spg · San Antonio, TX 78244

$150,000

3 bd · 2.0 ba · 1,942 sqft · SingleFamily public records · 84 Days on market

Built 1984 0.25 ac lot $77/sqft · 30% below area Est $214k · 30% under

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Why this score? — see what drove the C- 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 +14.5/30.0
• 1% rule +6.4/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an Investor Special. It has a nice lot and privacy in the back.

Key facts

• Generous lot
• Outdoor space
• Dining

Tags

• GENEROUS LOT
• MATURE TREES
• OUTDOOR SPACE
• EASY ACCESS TO MAJOR HIGHWAYS
• LOCAL SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $33 ($399/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 187 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 3.7% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.14% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 7.3

CMA / ARV

• ARV (median comp): $213,599
• List price: $150,000
• Delta: -29.77%
• 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
4335 Misty Spgs	0.07mi	4/2.0 (+1)	2,040 (+5%)	8mo	$224,000	$110	76
4415 Misty Springs Dr	0.01mi	4/2.0 (+1)	2,007 (+3%)	16mo	$210,000	$105	76
5826 Ivans Farm	0.23mi	3/2.5	2,010 (+4%)	11mo	$250,000	$124	73
4938 Ballot Park	0.36mi	3/2.0	1,851 (-5%)	12mo	$295,000	$159	65
5726 Ivans Farm	0.18mi	3/2.0	1,705 (-12%)	8mo	$234,995	$138	65
5146 Fountain Hl	0.42mi	4/2.0 (+1)	1,835 (-6%)	5mo	$245,000	$134	62
4710 Acacia Hl	0.38mi	4/2.0 (+1)	1,853 (-5%)	18mo	$244,995	$132	55
5202 Fountain Hl	0.41mi	3/2.5	2,185 (+12%)	14mo	$254,995	$117	46
5019 Braden Gate	0.46mi	4/2.5 (+1)	2,110 (+9%)	14mo	$265,000	$126	46
5419 Eclipse St	0.62mi	4/3.0 (+1)	1,871 (-4%)	14mo	$219,990	$118	44
3703 Autumn Ln	0.75mi	3/2.0	1,688 (-13%)	7mo	$219,900	$130	38
6122 Joes Farm	0.61mi	4/2.0 (+1)	1,707 (-12%)	14mo	$221,000	$129	34

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.39×
• Total profit: $-25,768
• Equity at exit: $22,365

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-33,721
• Equity at exit: $12,969

Cash invested: $42,000 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$787
• Tax from tax record: −$464 /mo · $5,569/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $33

Break-even live

Break-even rent $1,662

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4439 Misty Springs Dr San Antonio, TX	3.0	2.5	1591	$1,495	$0.94	12d	1	0.06mi
5727 Jones Fall Dr San Antonio, TX	3.0	2.0	1544	$1,495	$0.97	23d	1	0.11mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	23d	1	0.14mi
5742 Summer Fest Dr San Antonio, TX	4.0	2.5	2278	$1,800	$0.79	3d	1	0.28mi
4203 Misty Springs Dr San Antonio, TX	3.0	2.5	1525	$1,495	$0.98	23d	1	0.30mi
4918 Ballot Park San Antonio, TX	4.0	2.5	2276	$1,900	$0.83	43d	1	0.32mi
5818 Summer Fest Dr San Antonio, TX	4.0	2.5	2278	$1,795	$0.79	1d	1	0.35mi
4614 Jeffs Farm San Antonio, TX	4.0	3.0	2243	$1,925	$0.86	43d	1	0.41mi
5146 Fountain Hl San Antonio, TX	4.0	2.0	1835	$1,550	$0.84	23d	1	0.41mi
4919 Celtic Cor San Antonio, TX	4.0	2.5	2110	$1,950	$0.92	23d	1	0.43mi
4618 Todds Farm San Antonio, TX	3.0	2.0	1752	$1,750	$1.00	10d	1	0.46mi
4922 Celtic Cor San Antonio, TX	3.0	2.0	1610	$1,550	$0.96	23d	1	0.47mi
6102 Jackies Farm San Antonio, TX	4.0	3.0	2321	$1,895	$0.82	43d	1	0.47mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	43d	1	0.49mi
5910 Summer Fest Dr San Antonio, TX	3.0	2.5	1812	$2,150	$1.19	43d	1	0.54mi
5990 Catalina Sunrise Dr San Antonio, TX	4.0	3.0	1600	$1,600	$1.00	1d	1	0.69mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	43d	1	0.72mi
5212 Vinecrest Cir San Antonio, TX	3.0	2.5	1421	$2,100	$1.48	43d	1	0.73mi
3707 Autumn Ln San Antonio, TX	3.0	2.0	1340	$1,500	$1.12	43d	1	0.75mi
5022 Coral Flounder San Antonio, TX	3.0	2.5	2138	$1,800	$0.84	4d	1	0.77mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	1d	1	0.80mi
5414 Stoneshire San Antonio, TX	3.0	2.0	1469	$2,000	$1.36	10d	1	0.81mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	43d	1	0.86mi
6222 Fieldrun San Antonio, TX	3.0	2.5	1831	$2,000	$1.09	23d	1	0.88mi
5019 Starfire St San Antonio, TX	3.0	2.0	1532	$2,100	$1.37	43d	1	0.88mi
6234 Fieldrun San Antonio, TX	4.0	3.0	2029	$1,950	$0.96	12d	1	0.90mi
6234 Fieldrun San Antonio, TX	4.0	3.0	2029	$1,950	$0.96	23d	1	0.90mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	43d	1	0.91mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	43d	1	0.92mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	2d	1	0.92mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	20d	1	0.92mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	21d	1	0.92mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	23d	1	0.92mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	2d	1	0.92mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.93mi
5003 Starfire St San Antonio, TX	3.0	2.0	1277	$1,650	$1.29	4d	1	0.93mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	23d	1	0.93mi
6315 Miners Hl San Antonio, TX	3.0	2.0	2187	$1,650	$0.75	43d	1	0.93mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	23d	1	0.93mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	2d	1	0.93mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 84 DOM
2. 2026-06-17
   days on market $150,000 Active 83 DOM
3. 2026-06-16
   days on market $150,000 Active 82 DOM
4. 2026-06-15
   days on market $150,000 Active 81 DOM
5. 2026-06-13
   days on market $150,000 Active 79 DOM
6. 2026-06-09
   days on market $150,000 Active 75 DOM
7. 2026-06-08
   days on market $150,000 Active 74 DOM
8. 2026-06-07
   days on market $150,000 Active 73 DOM
9. 2026-06-04
   days on market $150,000 Active 70 DOM
10. 2026-06-03
    days on market $150,000 Active 69 DOM
11. 2026-06-02
    days on market $150,000 Active 68 DOM
12. 2026-06-01
    days on market $150,000 Active 67 DOM
13. 2026-05-31
    days on market $150,000 Active 66 DOM
14. 2026-03-26
    listed $150,000 New 71-char remark

    Show marketing remark (71 chars)

    This is an Investor Special. It has a nice lot and privacy in the back.

15. 2007-05-24
    soldstatus
16. 2007-05-22
    soldstatus 436-char remark

    Show marketing remark (436 chars)

    Light and cheerful, this 1942 sf home has 4 bedrooms, 3 full bath with plenty of room for that growing family. Large kitchen, 2 eating areas and a large family room with fireplace. Inside utility rm, Garage has been converted into 4th bedroom, or can be used as a study or play room. Above ground pool is decked all around with 10 x 15 pool room and storage shed. Backyard backs up to greenbelt. Trees galore. Thanks for showing.

17. 2007-05-14
    historical 436-char remark

    Show marketing remark (436 chars)

    Light and cheerful, this 1942 sf home has 4 bedrooms, 3 full bath with plenty of room for that growing family. Large kitchen, 2 eating areas and a large family room with fireplace. Inside utility rm, Garage has been converted into 4th bedroom, or can be used as a study or play room. Above ground pool is decked all around with 10 x 15 pool room and storage shed. Backyard backs up to greenbelt. Trees galore. Thanks for showing.

18. 2007-01-20
    listed $109,900 436-char remark

    Show marketing remark (436 chars)

    Light and cheerful, this 1942 sf home has 4 bedrooms, 3 full bath with plenty of room for that growing family. Large kitchen, 2 eating areas and a large family room with fireplace. Inside utility rm, Garage has been converted into 4th bedroom, or can be used as a study or play room. Above ground pool is decked all around with 10 x 15 pool room and storage shed. Backyard backs up to greenbelt. Trees galore. Thanks for showing.

19. 1991-02-01
    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: $5,569 · $464/mo
• Projected year-2 tax: $5,569 · $464/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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,452
• − Mortgage interest: −$8,402
• − Property taxes: −$5,569
• − Insurance: −$750
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$4,364
• Taxable loss: −$1,905
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $856/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

+36.5% since first listed

6 events — show timeline

• 2026-03-26 Listed $150,000 LERA
• 2007-05-24 Sold (Public Records) — Public Records
• 2007-05-22 Sold (MLS) — LERA
• 2007-05-14 Listing Removed — LERA
• 2007-01-20 Listed $109,900 LERA
• 1991-02-01 Sold (Public Records) — Public Records

Property tax history

+14.2%/yr

Latest (2025): $5,569 · -1.8% YoY. Source: county tax records.