4030 Bur Oak · San Antonio, TX 78223

$180,000

3 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 111 Days on market

Built 2005 4,965 sqft lot $110/sqft · 24% below area Est $237k · 24% under $24/mo HOA · 1% of rent ↓ 10% 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 +8.6/30.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.9/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offered for the first time, this well-loved 3-bedroom, 2-bath home spans 1,640 sq ft and has been owned by one family since it was built. Carefully maintained over the years, the home reflects pride of ownership and a lifetime of memories, as the seller raised her children here and is now ready to begin a new chapter. The layout offers two living areas and two dining areas, creating flexibility for everyday living and entertaining. At the heart of the home is a spacious, open kitchen that connects seamlessly to the main living spaces, providing an ideal foundation for future updates and customization. While the home has been meticulously cared for, there is reason to believe foundation issues may exist, presenting an opportunity for a buyer with vision to make improvements and add value. This property is a blank canvas, ready to be refreshed and reimagined to reflect the style and character of its next owner. A great home with generous living space, and endless potential-perfect for those looking to create something truly their own.

Key facts

• 4,965 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.5% below list).
• Recommended offer: $153k (15.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 32 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).
• This rent runs 38% of the median local income ($52k/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

• It's been on market 111 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,552 (15.2% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 9.0

CMA / ARV

• ARV (median comp): $236,838
• List price: $180,000
• Delta: -24.00%
• 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
3914 Cinco Rios	0.33mi	3/2.0	1,592 (-3%)	2mo	$215,999	$136	78
3830 Southport	0.50mi	3/2.0	1,599 (-2%)	1mo	$180,000	$113	72
7011 Republic Pkwy	0.59mi	3/2.0	1,648 (+0%)	1mo	$249,000	$151	71
8011 Chisos Oak	0.38mi	3/2.5	1,695 (+3%)	5mo	$215,000	$127	70
8115 Puente	0.45mi	3/2.0	1,586 (-3%)	5mo	$249,000	$157	69
8055 Chisos Oak Dr	0.40mi	3/2.0	1,735 (+6%)	6mo	$149,900	$86	66
8027 Chanting Bnd	0.51mi	4/2.0 (+1)	1,668 (+2%)	6mo	$239,900	$144	63
3939 Nuttall Oak	0.43mi	3/2.0	1,452 (-12%)	0mo	$189,900	$131	60
3934 Southport	0.42mi	3/3.0	1,809 (+10%)	0mo	$224,500	$124	59
3714 Portsmouth	0.62mi	3/2.0	1,749 (+7%)	6mo	$122,500	$70	55
7319 Nicholas Blf	0.72mi	3/2.0	1,535 (-6%)	3mo	$180,000	$117	53
4619 Christopher St	0.74mi	3/2.0	1,396 (-15%)	4mo	$278,095	$199	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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-43,780
• Equity at exit: $26,839

10-year hold

• IRR: -43.0%
• Equity multiple: -0.37×
• Total profit: $-69,059
• Equity at exit: $15,563

Cash invested: $50,400 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$944
• Tax from tax record: −$428 /mo · $5,138/yr
• Insurance: −$75
• HOA: −$24
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-155

Break-even live

Break-even rent $1,862

Max offer price $152,552

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-104	+0% $-155	+5% $-206	+10% $-257
Rent	-10% $-287	-5% $-221	+0% $-155	+5% $-90	+10% $-24
Rate	-1.0pp $-65	-0.5pp $-110	base $-155	+0.5pp $-202	+1.0pp $-249

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4011 Bear Oak Path San Antonio, TX	3.0	2.5	2214	$1,940	$0.88	5d	1	0.06mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	22d	10	0.27mi
7822 Bur Oak Way San Antonio, TX	3.0	2.0	1910	$1,900	$0.99	44d	1	0.34mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,550	$1.12	24d	2	0.53mi
7818 Shetland Dr Unit 101 San Antonio, TX	3.0	2.5	1225	$1,475	$1.20	44d	1	0.53mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,475	$1.07	44d	2	0.53mi
7818 Shetland Dr Unit 102 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	22d	1	0.53mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	3d	32	0.71mi
4407 Grassland Pass San Antonio, TX	4.0	2.0	1500	$1,597	$1.06	5d	1	0.73mi
4011 Anton Dr San Antonio, TX	3.0	2.0	1269	$1,500	$1.18	44d	1	0.76mi
3526 Manoway Bay San Antonio, TX	3.0	2.0	1459	$1,700	$1.17	22d	1	0.77mi
4442 Grassland Pass San Antonio, TX	4.0	2.0	1492	$1,685	$1.13	5d	1	0.78mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	21d	1	0.79mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	24d	1	0.79mi
3514 Booker Trl San Antonio, TX	4.0	2.0	1667	$4,000	$2.40	2d	1	0.79mi
6818 Fort Bnd San Antonio, TX	3.0	2.0	1866	$1,895	$1.02	24d	1	0.82mi
3618 Booker Trl San Antonio, TX	3.0	2.0	1217	$1,475	$1.21	44d	1	0.82mi
4510 Glades Way San Antonio, TX	4.0	2.5	1953	$1,700	$0.87	24d	1	0.88mi
4443 Glades Way San Antonio, TX	3.0	2.0	1450	$1,395	$0.96	44d	1	0.88mi
6334 Marco Plns San Antonio, TX	4.0	2.0	1635	$1,695	$1.04	5d	1	0.91mi
3814 Gayle Ave San Antonio, TX	4.0	2.0	1686	$2,100	$1.25	18d	1	0.92mi
4518 Emma Way San Antonio, TX	4.0	2.0	1635	$1,540	$0.94	44d	1	0.92mi
4419 Meadowland Pl San Antonio, TX	4.0	3.0	1910	$1,806	$0.95	44d	1	0.95mi
7722 Blue Gulf Dr San Antonio, TX	3.0	2.0	1464	$1,575	$1.08	24d	1	0.96mi
7246 Meadow Acres San Antonio, TX	3.0	2.0	1450	$1,470	$1.01	24d	1	1.07mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	24d	1	1.08mi
7938 City Base Lndg San Antonio, TX	1.0–3.0	1.0–2.0	877	$1,610	$1.83	2d	18	1.10mi
271 Kate Schenck Ave San Antonio, TX	3.0	2.0	1250	$1,450	$1.16	21d	1	1.13mi
4103 Freestone St San Antonio, TX	4.0	2.0	1195	$1,800	$1.51	24d	1	1.20mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	5d	1	1.20mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	24d	1	1.20mi
4422 Chandler Rd #8 San Antonio, TX	3.0	2.5	1948	$1,695	$0.87	24d	1	1.35mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 7 events

1. 2026-06-04
   days on market $180,000 Active 111 DOM
2. 2026-06-03
   days on market $180,000 Active 110 DOM
3. 2026-06-02
   days on market $180,000 Active 109 DOM
4. 2026-06-01
   days on market $180,000 Active 108 DOM
5. 2026-05-31
   days on market $180,000 Active 107 DOM
6. 2026-05-07
   price $180,000 1057-char remark

   Show marketing remark (1057 chars)

   Offered for the first time, this well-loved 3-bedroom, 2-bath home spans 1,640 sq ft and has been owned by one family since it was built. Carefully maintained over the years, the home reflects pride of ownership and a lifetime of memories, as the seller raised her children here and is now ready to begin a new chapter. The layout offers two living areas and two dining areas, creating flexibility for everyday living and entertaining. At the heart of the home is a spacious, open kitchen that connects seamlessly to the main living spaces, providing an ideal foundation for future updates and customization. While the home has been meticulously cared for, there is reason to believe foundation issues may exist, presenting an opportunity for a buyer with vision to make improvements and add value. This property is a blank canvas, ready to be refreshed and reimagined to reflect the style and character of its next owner. A great home with generous living space, and endless potential-perfect for those looking to create something truly their own.

7. 2026-02-13
   listed $200,000 New 1057-char remark

   Show marketing remark (1057 chars)

   Offered for the first time, this well-loved 3-bedroom, 2-bath home spans 1,640 sq ft and has been owned by one family since it was built. Carefully maintained over the years, the home reflects pride of ownership and a lifetime of memories, as the seller raised her children here and is now ready to begin a new chapter. The layout offers two living areas and two dining areas, creating flexibility for everyday living and entertaining. At the heart of the home is a spacious, open kitchen that connects seamlessly to the main living spaces, providing an ideal foundation for future updates and customization. While the home has been meticulously cared for, there is reason to believe foundation issues may exist, presenting an opportunity for a buyer with vision to make improvements and add value. This property is a blank canvas, ready to be refreshed and reimagined to reflect the style and character of its next owner. A great home with generous living space, and endless potential-perfect for those looking to create something truly their own.

ⓘ 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: $5,138 · $428/mo
• Projected year-2 tax: $5,138 · $428/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,986
• − Mortgage interest: −$10,083
• − Property taxes: −$5,138
• − Insurance: −$900
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − HOA: −$288
• − Depreciation: −$5,236
• Taxable loss: −$4,857
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $-699/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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-10.0% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $180,000 LERA
• 2026-02-13 Listed $200,000 LERA

Property tax history

+4.0%/yr

Latest (2025): $5,138 · +2.0% YoY. Source: county tax records.