9546 Boxfield Rd · San Antonio, TX 78221

$219,780

3 bd · 2.5 ba · 1,676 sqft · SingleFamily · 24 Days on market

Built 2026 $131/sqft · 10% below area Est $244k · 10% under $38/mo HOA · 2% of rent

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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 +11.9/15.0
• Cash flow +7.8/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

This inviting home features 9-ft. first-floor ceilings that enhance its open, airy feel. The kitchen is designed for both function and style with Whirlpool stainless steel appliances, Woodmont Cody 42-in. upper cabinets, an extended breakfast bar, and a Daltile tile backsplash. The primary bath offers comfort with an extended cabinet with knee space, a raised vanity, and a 42-in. garden tub/shower with Daltile tile surround. Thoughtful details include a Carrara-style entry door, Kwikset Polo interior hardware, Shaw carpet in the bedrooms, living room, and loft, plus vinyl plank flooring in the bathroom, kitchen, and nook. Additional features include a soft water loop and a fully sodded yard

Key facts

• Raised vanity
• Garden tub shower
• 2 garage spots

Tags

• WOODMONT CODY UPPER CABINETS
• EXTENDED BREAKFAST BAR
• DALTILE TILE BACKSPLASH
• RAISED VANITY
• GARDEN TUB SHOWER
• DALTILE TILE SURROUND

Property features AI

Finance

• Other: Subdivision: The Granary
• HOA & community: Mandatory HOA; HOA fee $450 annually; Association transfer fee $375

Exterior

• Parking: 2-car garage
• Utilities: Public water system; Public sewer system; Electric service
• Home design: New construction by KB Home
• Construction: Slab foundation; Composition roof
• Exterior features: Cement fiber exterior; Community pool; Park/playground

Interior

• Kitchen: Kitchen approximately 12 x 6
• Bedrooms: Master bedroom on upper level (13 x 13); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Carpeting; Other flooring (see remarks)
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with tub/shower combination (8 x 6)
• Heating & cooling: Central heating (electric); One central air conditioning unit
• Interior features: Washer and dryer connections; Energy Star certified
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.4% below list).
• Recommended offer: $166k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Kingsborough Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 567 students, 88% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 + $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 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,196 (24.4% 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: 0.76% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $243,856
• List price: $219,780
• Delta: -9.87%
• 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
9422 Birch Bark Bnd	0.12mi	3/2.5	1,780 (+6%)	2mo	$242,255	$136	82
827 Middlebury Farms	0.14mi	3/2.5	1,826 (+9%)	1mo	$259,990	$142	78
831 Middlebury Farms	0.14mi	3/2.5	1,826 (+9%)	2mo	$276,990	$152	77
822 Bifurcate Bnd	0.04mi	3/2.5	1,908 (+14%)	1mo	$252,068	$132	74
419 Pleasanton	0.61mi	3/2.5	1,691 (+1%)	3mo	$239,990	$142	67
14435 Brooke Path	0.60mi	4/3.0 (+1)	1,657 (-1%)	2mo	$232,999	$141	61
9823 De Allende Path	0.55mi	4/2.0 (+1)	1,572 (-6%)	3mo	$219,500	$140	55
9815 De Allende Path	0.53mi	3/2.5	1,470 (-12%)	1mo	$223,500	$152	54
9910 Chavaneaux Lndg	0.63mi	4/2.0 (+1)	1,585 (-5%)	2mo	$278,100	$175	53
14427 Brooke Path	0.60mi	4/3.0 (+1)	1,802 (+8%)	0mo	$242,999	$135	52
9903 Chavaneaux Lndg	0.63mi	4/2.5 (+1)	1,802 (+8%)	2mo	$299,990	$166	52
9915 Chavaneaux Lndg	0.65mi	4/2.5 (+1)	1,802 (+8%)	1mo	$299,990	$166	51

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: -1.5%
• Equity multiple: 0.92×
• Total profit: $-4,970
• Equity at exit: $87,025

10-year hold

• IRR: 1.6%
• Equity multiple: 1.21×
• Total profit: $12,815
• Equity at exit: $125,578

Cash invested: $61,538 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,297/yr
• Insurance: −$92
• HOA: −$38
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-244

Break-even live

Break-even rent $1,971

Max offer price $184,487

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-168	+0% $-244	+5% $-320	+10% $-396
Rent	-10% $-375	-5% $-310	+0% $-244	+5% $-178	+10% $-113
Rate	-1.0pp $-133	-0.5pp $-188	base $-244	+0.5pp $-301	+1.0pp $-359

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: $54,945
• Closing costs: $6,593
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	12d	1	0.20mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	19d	1	0.27mi
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	25d	1	0.51mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	0.53mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	25d	1	0.55mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	25d	1	0.62mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	25d	1	0.62mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	0.66mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	0.68mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	13d	1	0.69mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	45d	1	0.69mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	13d	1	0.72mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	0.89mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	0.90mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	0.97mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	45d	1	1.01mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	1.10mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	45d	1	1.16mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	25d	1	1.16mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	45d	1	1.17mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	45d	1	1.17mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	1.30mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: waterpool

Listing history 2 events

1. 2026-05-15
   historical Active Option 700-char remark
2. 2026-05-05
   listed $219,780 New 700-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 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥109°F today · 16 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: $19,944
• − Mortgage interest: −$12,311
• − Property taxes: −$3,297
• − Insurance: −$1,099
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$456
• − Depreciation: −$6,394
• Taxable loss: −$6,804
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-1,294/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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

3 events — show timeline

• 2026-05-29 Pending — LERA
• 2026-05-15 Contingent — LERA
• 2026-05-05 Listed $219,780 LERA