5227 Kayak Cv · San Antonio, TX 78112

$249,037

3 bd · 2.5 ba · 2,246 sqft · SingleFamily · 25 Days on market

Built 2026 $111/sqft · 8% below area Est $269k · 8% under $29/mo HOA · 2% of rent ↓ 4% 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 +10.9/15.0
• Cash flow +7.4/30.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0
• DSCR +1.5/10.0

Listing remarks

This beautifully designed home features 9-ft. first-floor ceilings and a private den with double doors, offering both comfort and functionality. The modern kitchen showcases Whirlpool stainless steel appliances, Woodmont Belmont 42-in. upper cabinets, an extended breakfast bar, White Napoli granite countertops, and a stylish Daltile tile backsplash. The spacious primary bath includes a 42-in. shower with Daltile tile surround. Interior finishes include a Carrara-style entry door, Kwikset Hancock interior door hardware, Shaw carpet in the bedrooms, den, great room and loft, plus durable vinyl plank flooring in the bathrooms, kitchen and laundry room. Additional highlights include a soft wate

Key facts

• Private den
• 42-in shower
• Modern kitchen

Tags

• PRIVATE DEN
• MODERN KITCHEN
• DALTILE TILE BACKSPLASH
• 42-IN SHOWER
• DALTILE TILE SURROUND
• CARRARA-STYLE ENTRY DOOR

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $350 annually; Association transfer fee $150

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: New construction by KB Home; Entry on slab foundation
• Construction: Composition roof; Slab foundation; Built by KB Home (new)
• Exterior features: Park/playground nearby; Cement fiber exterior

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Primary bedroom on upper level (14 x 16); Bedroom 2 (16 x 11); Bedroom 3 (11 x 12)
• Flooring: Carpeting; Other (see remarks)
• Bathrooms: 2 full bathrooms and 1 half bathroom; Primary bath with shower (8 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Energy Star certified
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.4% below list).
• Recommended offer: $181k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Forest El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 590 students, 84% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: 442 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of equity ($2k loan paydown + $-411 appreciation (-0.2% local appreciation)).
• 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 25 days — a 2% lower offer ($245k) 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 $180,708 (27.4% 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: 0.73% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (median comp): $269,440
• List price: $249,037
• Delta: -7.57%
• 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
5011 Bank Runner	0.15mi	3/2.5	2,245 (-0%)	6mo	$256,945	$114	88
14415 Gopher Cv	0.27mi	3/2.5	2,245 (-0%)	1mo	$241,607	$108	86
5015 Bank Runner	0.15mi	3/2.5	2,100 (-6%)	2mo	$235,677	$112	81
5218 Big Oak Run	0.33mi	4/2.5 (+1)	2,245 (-0%)	3mo	$247,084	$110	77
5034 Big Oak Run	0.36mi	3/3.0	2,245 (-0%)	10mo	$254,122	$113	72
5214 Big Oak Run	0.33mi	3/2.5	2,100 (-6%)	2mo	$230,877	$110	72
14426 Gopher Cv	0.30mi	3/2.5	2,100 (-6%)	4mo	$245,463	$117	72
5010 Kayak Cv	0.16mi	3/2.5	2,100 (-6%)	15mo	$285,028	$136	69
14331 Calaveras Cv	0.23mi	3/2.5	2,100 (-6%)	15mo	$257,203	$122	66
14427 Stinger Hook	0.26mi	4/2.5 (+1)	2,527 (+12%)	3mo	$256,035	$101	59
5110 Big Oak Run	0.35mi	4/2.5 (+1)	2,527 (+12%)	7mo	$268,854	$106	52
5042 Big Oak Run	0.35mi	4/2.5 (+1)	2,527 (+12%)	12mo	$273,395	$108	48

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.57×
• Total profit: $-29,704
• Equity at exit: $70,262

10-year hold

• IRR: -3.0%
• Equity multiple: 0.69×
• Total profit: $-21,616
• Equity at exit: $82,840

Cash invested: $69,730 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 442
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,736/yr
• Insurance: −$104
• HOA: −$29
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-322

Break-even live

Break-even rent $2,215

Max offer price $202,379

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-236	+0% $-322	+5% $-408	+10% $-495
Rent	-10% $-465	-5% $-394	+0% $-322	+5% $-251	+10% $-180
Rate	-1.0pp $-197	-0.5pp $-259	base $-322	+0.5pp $-387	+1.0pp $-453

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: $62,259
• Closing costs: $7,471
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14319 Breakline Way Elmendorf, TX	3.0	2.5	2100	$2,200	$1.05	24d	1	0.18mi
14458 Ribbon Tail Elmendorf, TX	3.0	2.5	1908	$1,790	$0.94	24d	1	0.29mi
13319 Winemaker Dr San Antonio, TX	4.0	2.5	1931	$1,945	$1.01	24d	1	0.95mi
13215 Winemaker Dr San Antonio, TX	3.0	2.5	1625	$1,429	$0.88	44d	1	0.96mi
13203 Winemaker Dr San Antonio, TX	3.0	2.5	1486	$1,850	$1.24	24d	1	0.96mi
13127 Winemaker Dr San Antonio, TX	4.0	3.0	2244	$2,400	$1.07	44d	1	0.97mi
13338 Stetson Trl San Antonio, TX	4.0	2.0	1520	$1,369	$0.90	44d	1	0.99mi
4538 Wrangler Run San Antonio, TX	4.0	3.0	2239	$1,589	$0.71	5d	1	1.04mi
4523 Stetson Run San Antonio, TX	3.0	2.0	1645	$1,650	$1.00	44d	1	1.05mi
4511 Southton Way San Antonio, TX	3.0	2.0	1653	$1,650	$1.00	21d	1	1.07mi
14007 Southton Basin San Antonio, TX	3.0	2.0	1474	$1,465	$0.99	44d	1	1.11mi
14023 Southton Basin San Antonio, TX	3.0	2.0	1474	$1,300	$0.88	24d	1	1.12mi
4343 Open Water San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	44d	1	1.15mi
4411 Southton Way San Antonio, TX	3.0	2.5	2242	$1,796	$0.80	13d	1	1.15mi
4418 Wrangler Vw San Antonio, TX	3.0	2.0	1602	$1,550	$0.97	24d	1	1.19mi
4310 Rapids Way San Antonio, TX	4.0	2.0	1606	$1,600	$1.00	13d	1	1.22mi
4231 Southton Mere San Antonio, TX	4.0	2.5	1950	$1,795	$0.92	3d	1	1.23mi
4284 Thalweg Way San Antonio, TX	4.0	2.5	1532	$1,475	$0.96	44d	1	1.27mi
13831 Weir Pl San Antonio, TX	4.0	2.5	1950	$1,795	$0.92	2d	1	1.30mi
13827 Weir Pl San Antonio, TX	4.0	2.0	1627	$1,645	$1.01	2d	1	1.30mi
4206 Osmosis Dr San Antonio, TX	3.0	2.0	1440	$1,450	$1.01	22d	1	1.33mi
14318 Calaveras Crk San Antonio, TX	4.0	2.0	1492	$1,525	$1.02	2d	1	1.34mi
4136 Cove Fls San Antonio, TX	3.0	2.0	1450	$1,500	$1.03	2d	1	1.35mi
4105 Water Fall Cv San Antonio, TX	4.0	2.0	1492	$1,525	$1.02	2d	1	1.43mi

HOA detail

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

Listing history 10 events

1. 2026-06-07
   statusdays on market $249,037 Pending 25 DOM
2. 2026-06-04
   days on market $249,037 Active Option 24 DOM
3. 2026-06-03
   days on market $249,037 Active Option 23 DOM
4. 2026-06-02
   days on market $249,037 Active Option 22 DOM
5. 2026-06-01
   days on market $249,037 Active Option 21 DOM
6. 2026-05-31
   days on market $249,037 Active Option 20 DOM
7. 2026-05-15
   price $249,037 761-char remark
8. 2026-05-15
   price $249,037 895-char remark
9. 2026-05-12
   listed $258,412 Active 895-char remark
10. 2026-05-11
    listed $258,412 New 761-char remark

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

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,685
• − Mortgage interest: −$13,950
• − Property taxes: −$3,736
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$348
• − Depreciation: −$7,245
• Taxable loss: −$8,308
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-1,875/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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
• City population: 1,806,925
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• Rent YoY: —
• Metro: —
• 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

-3.6% since first listed

4 events — show timeline

• 2026-06-05 Pending — LERA
• 2026-05-29 Contingent — LERA
• 2026-05-15 Price Changed $249,037 LERA
• 2026-05-11 Listed $258,412 LERA