4838 Dellcrest Dr · San Antonio, TX 78220

$109,999

3 bd · 2.0 ba · 1,211 sqft · SingleFamily public records · 1 Days on market

Built 1966 9,757 sqft lot Est $180k · 39% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• DSCR +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Single-story home in an established San Antonio neighborhood! This 3-bedroom, 2-bath residence offers a functional layout with spacious living areas, abundant natural light, and great potential for personalization. The kitchen features ample cabinet space and opens to the dining area, making it ideal for everyday living and entertaining. Generous backyard provides room for outdoor gatherings, gardening, or future enhancements. Conveniently located near major highways, shopping, dining, schools, and downtown San Antonio. Great opportunity for first-time buyers, investors, or anyone looking to add their personal touch. Schedule your showing today!

Key facts

• Ample cabinet space
• Functional layout
• Generous backyard

Tags

• FUNCTIONAL LAYOUT
• AMPLE CABINET SPACE
• GENEROUS BACKYARD
• NEAR SHOPPING DINING SCHOOLS

Property features AI

Finance

• Financial info: Down payment resource not available
• HOA & community: Subdivision legal name: Dellcrest Park

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned property; Approximately 60 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Located in the Dellcrest subdivision

Interior

• Kitchen: Kitchen approximately 11 x 12
• Bedrooms: Primary bedroom located on the lower level (approx. 14 x 15); Second bedroom (approx. 12 x 12); Third bedroom (approx. 12 x 12)
• Flooring: Linoleum flooring
• Bathrooms: Two full bathrooms; Primary bathroom with tub/shower combination (approx. 6 x 8)
• Heating & cooling: Central heating; Electric and natural gas heating options; Central air conditioning
• Interior features: 1 living area

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 $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.4% 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: 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.
• Zoned schools: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 113 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.8% 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 $109,999

Questions for the listing agent

1. Built in 1966 — 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: 1.34% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $180,439
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Tyne Dr	0.36mi	3/1.0	1,182 (-2%)	4mo	$199,500	$169	72
4722 Creekmoor	0.38mi	3/2.0	1,206 (-0%)	12mo	$194,500	$161	72
2514 Christian	0.48mi	3/2.0	1,211 (0%)	10mo	$134,900	$111	69
4926 Seabreeze	0.23mi	2/1.0 (-1)	1,124 (-7%)	2mo	$145,000	$129	67
2822 Spokane	0.57mi	3/2.0	1,180 (-3%)	11mo	$179,900	$152	60
219 Elaine	0.57mi	3/2.0	1,128 (-7%)	5mo	$140,000	$124	58
2806 Tucker	0.55mi	3/2.0	1,270 (+5%)	12mo	$203,000	$160	56
2722 Kaiser	0.46mi	3/2.0	1,108 (-8%)	10mo	$189,000	$171	56
2823 Tillie	0.55mi	3/1.0	1,104 (-9%)	2mo	$159,800	$145	54
4938 Bernadine	0.44mi	3/2.0	1,078 (-11%)	12mo	$140,000	$130	51
4938 Lakewood	0.30mi	2/1.0 (-1)	1,327 (+10%)	13mo	$198,000	$149	50
4614 Bernadine	0.50mi	3/1.0	1,092 (-10%)	12mo	$159,900	$146	46

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: 28.7%
• Equity multiple: 3.24×
• Total profit: $69,035
• Equity at exit: $99,096

10-year hold

• IRR: 24.1%
• Equity multiple: 7.08×
• Total profit: $187,161
• Equity at exit: $213,704

Cash invested: $30,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$577
• Tax from tax record: −$347 /mo · $4,163/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $197

Break-even live

Break-even rent $1,227

Max offer price $109,999

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	24d	1	0.44mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	11d	1	0.54mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	13d	1	0.71mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	0.71mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	0.78mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	0.80mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.80mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	13d	1	0.81mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	44d	1	0.93mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	44d	1	1.05mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	24d	1	1.06mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	44d	1	1.12mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	1.13mi
4570 Gato Calico Dr San Antonio, TX	3.0	2.0	1245	$1,475	$1.18	44d	1	1.16mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	44d	1	1.16mi
4550 Otra Otra Dr San Antonio, TX	3.0	2.0	1245	$1,575	$1.27	18d	1	1.22mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	24d	1	1.29mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	44d	1	1.32mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	1.32mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	44d	1	1.32mi
2825 S WW White Rd San Antonio, TX	2.0	2.0	1007	$927	$0.92	44d	1	1.33mi
2819 S WW White Rd Unit 710 San Antonio, TX	2.0	2.0	1007	$1,200	$1.19	3d	1	1.36mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	1.37mi
4243 Family Tree San Antonio, TX	2.0	1.0	900	$1,072	$1.19	4d	8	1.38mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	24d	1	1.40mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	3d	1	1.48mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	22d	1	1.48mi

Listing history 4 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   listed $109,999 New
3. 2026-04-30
   soldstatus
4. 2000-04-10
   soldstatus

ⓘ 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: $4,163 · $347/mo
• Projected year-2 tax: $4,163 · $347/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: $17,723
• − Mortgage interest: −$6,162
• − Property taxes: −$4,163
• − Insurance: −$550
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,200
• Taxable income: $813
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $2,171/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

4 events — show timeline

• 2026-05-15 Pending — LERA
• 2026-05-14 Listed $109,999 LERA
• 2026-04-30 Sold (Public Records) — Public Records
• 2000-04-10 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,163 · +6.7% YoY. Source: county tax records.