853 Holmgreen Rd · San Antonio, TX 78220

$109,900

3 bd · 2.0 ba · 1,669 sqft · SingleFamily public records · 11 Days on market

Built 1953 8,624 sqft lot Est $192k · 43% under ↓ 37% since listing

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Why this score? — see what drove the B+ 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).

• Cash flow +25.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• DSCR +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investor Special! Opportunity awaits with this spacious 4 bedroom, 2 bath home conveniently located just minutes from the Frost Bank Center, major highways, shopping, dining, and downtown San Antonio. This property offers a generous living space, and plenty of potential for a fix and flip, rental investment, or owner occupant renovation project. Sold AS-IS. Cash, conventional, or renovation financing welcome. Bring your vision and unlock the potential this property has to offer!

Key facts

• 8,624 sq ft lot
• Built 1953
• Listed 11 days

Property features AI

Finance

• Other: For sale; Possession at closing/funding
• HOA & community: Subdivision: RICE ROAD

Exterior

• Utilities: City water; City sewer; On-site water and sewer systems
• Home design: Pre-owned home; Approximately 73 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: 12 x 11 kitchen; Stove/Range
• Bedrooms: Master bedroom with full bath (11 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10); Bedroom 4 (10 x 10)
• Flooring: Ceramic tile floor
• Bathrooms: 2 full bathrooms; Master bath with shower only and single vanity (9 x 8)
• Heating & cooling: Electric heating; Three or more heating units; Three or more window air-conditioning units
• Interior features: Single living area; Cable TV available; High-speed internet available; Laundry room; Washer and dryer connections; Stove/Range included
• Laundry & utility: Laundry room; Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 9.1% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 113 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 44% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 3y 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 3.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $191,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4631 Bernadine Dr	0.12mi	3/1.0	1,484 (-11%)	9mo	$198,000	$133	65
4703 Seabreeze	0.35mi	3/2.0	1,592 (-5%)	14mo	$195,000	$122	64
4411 Lakewood	0.44mi	3/2.0	1,492 (-11%)	2mo	$96,000	$64	60
4542 Lord	0.43mi	3/1.5	1,562 (-6%)	10mo	$129,999	$83	59
735 Rice Rd	0.27mi	3/2.0	1,475 (-12%)	12mo	$144,990	$98	58
206 Roesler Rd	0.62mi	3/1.5	1,645 (-1%)	10mo	$169,900	$103	58
2035 Leesburg St	0.58mi	3/2.0	1,822 (+9%)	0mo	$175,000	$96	57
1911 Dellhaven Dr	0.41mi	4/2.0 (+1)	1,877 (+12%)	1mo	$215,000	$115	54
4603 Lavender	0.73mi	3/2.0	1,491 (-11%)	4mo	$230,000	$154	44
4835 Lakewood Dr	0.41mi	4/2.0 (+1)	1,490 (-11%)	18mo	$195,000	$131	43
2410 Tyne	0.69mi	3/2.0	1,907 (+14%)	3mo	$159,600	$84	42
802 Cresthill Rd	0.70mi	3/2.0	1,427 (-14%)	18mo	$235,000	$165	28

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

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 3.36×
• Total profit: $72,545
• Equity at exit: $99,007

10-year hold

• IRR: 25.4%
• Equity multiple: 7.32×
• Total profit: $194,338
• Equity at exit: $213,512

Cash invested: $30,772 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$576
• Tax from tax record: −$331 /mo · $3,968/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $255

Break-even live

Break-even rent $1,206

Max offer price $109,900

Occupancy floor 78%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	11d	1	0.19mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	23d	1	0.49mi
2027 Leesburg St San Antonio, TX	3.0	2.0	1506	$1,545	$1.03	43d	1	0.55mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	43d	1	0.57mi
5026 Benham Dr San Antonio, TX	4.0	1.0	1700	$1,750	$1.03	17d	1	0.60mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	0.71mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	23d	1	0.71mi
1415 Semlinger Rd San Antonio, TX	3.0	2.0	1508	$1,850	$1.23	12d	1	0.71mi
319 Charcliff Dr San Antonio, TX	3.0	2.0	1890	$1,495	$0.79	43d	1	0.95mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	1.00mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	23d	1	1.01mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	43d	1	1.16mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	12d	1	1.22mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	1.22mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	1.28mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	12d	1	1.29mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	14d	1	1.30mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	1.36mi
4611 E Houston St San Antonio, TX	2.0–4.0	2.0	1286	$1,290	$1.00	1d	23	1.36mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	1.38mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	23d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $109,900 Active 11 DOM
2. 2026-06-18
   status $109,900 Active 10 DOM
3. 2026-06-17
   days on market $109,900 New 10 DOM
4. 2026-06-16
   days on market $109,900 New 9 DOM
5. 2026-06-15
   days on market $109,900 New 8 DOM
6. 2026-06-13
   days on market $109,900 New 6 DOM
7. 2026-06-09
   days on market $109,900 New 2 DOM
8. 2026-06-08
   remarks 483-char remark
9. 2026-06-08
   listed $109,900 New 1 DOM

ⓘ 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: $3,968 · $331/mo
• Projected year-2 tax: $3,968 · $331/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,351
• − Mortgage interest: −$6,156
• − Property taxes: −$3,968
• − Insurance: −$550
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,197
• Taxable income: $1,543
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $2,693/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• 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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-37.2% since first listed

27 events — show timeline

• 2026-06-07 Listed $109,900 LERA
• 2026-04-21 Sold (Public Records) — Public Records
• 2026-04-13 Listing Removed — LERA
• 2026-03-30 Relisted — LERA
• 2026-03-24 Contingent — LERA
• 2026-03-03 Listed $145,000 LERA
• 2024-05-16 Listing Removed — LERA
• 2024-02-07 Price Changed $139,900 LERA
• 2024-01-19 Listed $144,990 LERA
• 2023-11-29 Listing Removed — LERA
• 2023-10-24 Contingent — LERA
• 2023-10-24 Relisted — LERA
• 2023-10-24 Listing Removed — LERA
• 2023-10-06 Price Changed $144,990 LERA
• 2023-09-20 Listed $150,000 LERA
• 2023-09-12 Listing Removed — LERA
• 2023-09-11 Relisted — LERA
• 2023-09-06 Relisted — LERA
• 2023-08-31 Listing Removed — LERA
• 2023-05-31 Price Changed $164,900 LERA
• 2023-04-28 Price Changed $175,000 LERA
• 2023-04-19 Price Changed $200,000 LERA
• 2023-04-18 Relisted — LERA
• 2023-03-18 Listing Removed — LERA
• 2023-02-19 Listed $175,000 LERA
• 1998-06-22 Sold (Public Records) — Public Records
• 1987-11-01 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,968 · +0.0% YoY. Source: county tax records.