11910 Kingfisher · San Antonio, TX 78221

$199,000

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 15 Days on market

Built 2020 7,622 sqft lot $167/sqft · 21% below area Est $253k · 21% under $29/mo HOA · 2% of rent ↓ 6% 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 +6.9/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.1/10.0
• Rent growth +0.7/5.0

Listing remarks

Priced to Sell!! Oversized corner lot with upgrades inside and out. Features include fresh interior paint, new carpet, custom trim details, a cozy electric fireplace, upgraded lighting and ceiling fans throughout, plus modern black hardware and bathroom fixtures. Enjoy entertaining on the covered patio with the added convenience of a storage shed. Stylish, functional, and move-in ready! Owner/Agent.

Key facts

• Oversized corner lot
• Covered patio
• Storage shed

Tags

• OVERSIZED CORNER LOT
• COZY ELECTRIC FIREPLACE
• COVERED PATIO
• STORAGE SHED

Property features AI

Finance

• Other: Possession at closing/funding; Listing handled by Keller Williams City-View
• Financial info: Association transfer fee applies
• HOA & community: Mandatory HOA; Annual HOA fee; Community amenities include pool, golf course, park/playground, jogging trails, sports court and bike trails

Exterior

• Parking: Attached 2-car garage
• Utilities: Water system; Sewer system; Energy Star certified; Low-flow toilet
• Home design: Single-family property (pre-owned); Built by Lennar (approx. 6 years old); Siding and cement fiber exterior; Slab foundation; Composition roof
• Construction: Siding and cement fiber exterior; Composition roof; Slab foundation; Approximately 6 years old; Pre-owned
• Exterior features: Covered patio; Deck/balcony; Privacy fence; Double-pane windows; Solar screens; Corner lot; Storage building / shed

Interior

• Kitchen: Cooktop; Stove/Range; Dishwasher; Refrigerator; Garbage disposal; Island
• Bedrooms: Master bedroom with walk-in closet, ceiling fan and full bath (approx. 12 x 12); Bedroom 2 (approx. 10 x 11); Bedroom 3 (approx. 12 x 10); Split bedroom layout
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (approx. 10 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Central vacuum; Smoke alarms; Carbon monoxide detector; Garage door opener; Island kitchen; Open floor plan; Ground level / no steps; Separate dining room; Attic partially floored with pull-down stairs; Some window coverings remain; Laundry room; Walk-in closets; Storage building / shed
• Laundry & utility: Laundry room; Central vacuum

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.6% below list).
• Recommended offer: $146k (26.5% below list) — sets the bar for cash-flow.

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); 389 active listings in the ZIP; 19 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

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,263 (26.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 10.5

CMA / ARV

• ARV (median comp): $253,394
• List price: $199,000
• Delta: -21.47%
• 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
11910 Kingfisher	0.00mi	3/2.0	1,192 (0%)	0mo	$199,000	$167	100
11934 Catbird	0.14mi	3/2.0	1,211 (+2%)	10mo	$210,000	$173	83
711 Cook Bnd	0.28mi	3/2.0	1,276 (+7%)	4mo	$154,000	$121	71
711 Vermilion	0.21mi	3/2.0	1,021 (-14%)	3mo	$184,900	$181	64
2052 Organ Pipe Cactus	0.71mi	3/2.0	1,206 (+1%)	10mo	$201,849	$167	57
2030 Organ Pipe Cactus	0.71mi	3/2.0	1,206 (+1%)	11mo	$199,999	$166	56
13375 Furyk Dr	0.74mi	3/2.0	1,213 (+2%)	9mo	$202,999	$167	55
822 Eight Iron	0.54mi	3/2.0	1,106 (-7%)	11mo	$182,900	$165	53
11231 Five Iron	0.68mi	3/2.0	1,106 (-7%)	7mo	$150,000	$136	51
13119 Club House Blvd	0.74mi	3/2.0	1,242 (+4%)	10mo	$208,410	$168	50
1111 Crenshaw Way	0.53mi	3/2.0	1,266 (+6%)	18mo	$190,999	$151	50
13438 Laffoon Way	0.74mi	3/2.0	1,354 (+14%)	17mo	$192,999	$143	28

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: -3.2%
• Equity multiple: 0.83×
• Total profit: $-9,582
• Equity at exit: $78,797

10-year hold

• IRR: 0.0%
• Equity multiple: 1.01×
• Total profit: $304
• Equity at exit: $113,705

Cash invested: $55,720 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$391 /mo · $4,692/yr
• Insurance: −$83
• HOA: −$29
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-299

Break-even live

Break-even rent $1,958

Max offer price $146,263

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-242	+0% $-299	+5% $-355	+10% $-411
Rent	-10% $-423	-5% $-361	+0% $-299	+5% $-236	+10% $-174
Rate	-1.0pp $-198	-0.5pp $-248	base $-299	+0.5pp $-350	+1.0pp $-403

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	5d	1	0.23mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	14d	1	0.25mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	0.30mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	6d	1	0.33mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,073	$1.14	0d	1	0.45mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,364	$1.48	0d	26	0.47mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	0.48mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	0.59mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.67mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	0.68mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	0.70mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,360	$1.50	0d	150	0.74mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	0.75mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	0.76mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	0.78mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	1.20mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.20mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	6d	1	1.21mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	25d	1	1.21mi

HOA detail

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

Listing history 3 events

1. 2026-05-18
   historical Active Option 402-char remark
2. 2026-05-14
   price $199,000 402-char remark
3. 2026-05-12
   listed $212,500 New 402-char remark

ⓘ 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: $4,692 · $391/mo
• Projected year-2 tax: $4,692 · $391/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 5/10 Major
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,956
• − Mortgage interest: −$11,147
• − Property taxes: −$4,692
• − Insurance: −$995
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − HOA: −$348
• − Depreciation: −$5,789
• Taxable loss: −$7,048
• Est. tax savings @ 24.0%: +$1,691
• After-tax cash flow: $-1,891/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: 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

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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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

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

-6.4% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) — LERA
• 2026-05-28 Pending — LERA
• 2026-05-18 Contingent — LERA
• 2026-05-14 Price Changed $199,000 LERA
• 2026-05-12 Listed $212,500 LERA

Property tax history

+45.4%/yr

Latest (2025): $4,692 · -3.4% YoY. Source: county tax records.