14443 Camperdown · San Antonio, TX 78245-3925

$449,500

4 bd · 2.5 ba · 2,579 sqft · SingleFamily public records · 73 Days on market

Built 2020 7,056 sqft lot $174/sqft · 11% below area Est $503k · 11% under $67/mo HOA · 3% 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 +12.3/15.0
• Cash flow +6.3/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Located on the majestic ridge top view of the gated community of Ladera North Ridge community. This beautiful 4 bedroom, 2.5 bath home provides modern upgrades with hill country living. Brick and stone elevation, Chef's kitchen, gas stove, with large island, plenty of cabinet space and breakfast bar. Primary suite conveniently located on main floor. Ensuite includes, walk in closet, bay window, and spa shower. Formal study/office on main floor with glass doors. Game room and three spacious bedrooms located upstairs. Oversized backyard, covered patio and serene views on Green Belt with no back neighbors. Gated community. Energy efficient, double pain windows, gutters and privacy fence. Subdivision boasts walking, biking trails and amenity center. Please make an appointment to view this loving home.

Key facts

• Gated community
• Ridge top view
• Large island

Tags

• RIDGE TOP VIEW
• GATED COMMUNITY
• CHEF'S KITCHEN
• LARGE ISLAND
• BREAKFAST BAR
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-798 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (31.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (41.7% below list).
• Recommended offer: $262k (41.7% below list) — sets the bar for 1% rule.

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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

• Climate carrying-cost: major wind risk, 77% 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 $261,976 (41.7% 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 73 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.61%
• DSCR: 0.66
• GRM: 14.3

CMA / ARV

• ARV (median comp): $503,332
• List price: $449,500
• Delta: -10.70%
• 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
14419 Costa Leon	0.23mi	3/2.5 (-1)	2,530 (-2%)	1mo	$435,000	$172	80
2658 Vistablue Ln	0.68mi	4/3.0	2,444 (-5%)	1mo	$440,900	$180	57
2915 Eagle Rise	0.69mi	4/3.5	2,694 (+4%)	2mo	$524,900	$195	55
3619 Barnes Brk	0.70mi	4/3.0	2,378 (-8%)	1mo	$292,999	$123	51
2239 Altiplano	0.73mi	4/3.0	2,367 (-8%)	1mo	$479,800	$203	50
2641 White Willow	0.52mi	3/2.5 (-1)	2,250 (-13%)	1mo	$339,000	$151	49
3005 Vistablue Ln	0.57mi	4/4.5	2,845 (+10%)	3mo	$549,900	$193	46
3615 Orkney Wheel	0.68mi	4/3.0	2,210 (-14%)	0mo	$289,999	$131	42
3620 Barnes Brk	0.69mi	4/3.0	2,210 (-14%)	1mo	$295,999	$134	41
3638 Orkney Wheel	0.72mi	4/3.0	2,210 (-14%)	0mo	$309,999	$140	40
3611 Barnes Brk	0.68mi	4/3.0	2,210 (-14%)	2mo	$310,999	$141	40
3703 Barnes Brk	0.74mi	4/3.0	2,210 (-14%)	3mo	$289,999	$131	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $3,196
• Equity at exit: $202,115

10-year hold

• IRR: 4.3%
• Equity multiple: 1.66×
• Total profit: $82,560
• Equity at exit: $311,483

Cash invested: $125,860 (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 78245-3925

• Active inventory: 1
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,620 medium
• Mortgage (P&I): −$2,357
• Tax from tax record: −$256 /mo · $3,077/yr
• Insurance: −$187
• HOA: −$67
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-798

Break-even live

Break-even rent $3,630

Max offer price $308,473

Occupancy floor —

Sensitivity live

Price	-10% $-544	-5% $-671	+0% $-798	+5% $-926	+10% $-1,053
Rent	-10% $-1,005	-5% $-902	+0% $-798	+5% $-695	+10% $-591
Rate	-1.0pp $-572	-0.5pp $-684	base $-798	+0.5pp $-915	+1.0pp $-1,033

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: $112,375
• Closing costs: $13,485
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2426 Sueno Pt San Antonio, TX	4.0	3.0	2565	$2,899	$1.13	13d	1	0.19mi
2427 Valencia Crst San Antonio, TX	5.0	3.0	2496	$2,249	$0.90	18d	1	0.24mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gassecurity

Listing history 19 events

1. 2026-06-21
   days on market $449,500 Active 73 DOM
2. 2026-06-18
   days on market $449,500 Active 70 DOM
3. 2026-06-17
   days on market $449,500 Active 69 DOM
4. 2026-06-16
   days on market $449,500 Active 68 DOM
5. 2026-06-15
   days on market $449,500 Active 67 DOM
6. 2026-06-13
   days on market $449,500 Active 65 DOM
7. 2026-06-09
   days on market $449,500 Active 61 DOM
8. 2026-06-08
   days on market $449,500 Active 60 DOM
9. 2026-06-07
   days on market $449,500 Active 59 DOM
10. 2026-06-04
    days on market $449,500 Active 56 DOM
11. 2026-06-03
    days on market $449,500 Active 55 DOM
12. 2026-06-02
    days on market $449,500 Active 54 DOM
13. 2026-06-02
    days on market $449,500 Active 53 DOM
14. 2026-05-31
    days on market $449,500 Active 52 DOM
15. 2026-04-09
    listed $449,500 New 820-char remark

    Show marketing remark (820 chars)

    Located on the majestic ridge top view of the gated community of Ladera North Ridge community. This beautiful 4 bedroom, 2.5 bath home provides modern upgrades with hill country living. Brick and stone elevation, Chef's kitchen, gas stove, with large island, plenty of cabinet space and breakfast bar. Primary suite conveniently located on main floor. Ensuite includes, walk in closet, bay window, and spa shower. Formal study/office on main floor with glass doors. Game room and three spacious bedrooms located upstairs. Oversized backyard, covered patio and serene views on Green Belt with no back neighbors. Gated community. Energy efficient, double pain windows, gutters and privacy fence. Subdivision boasts walking, biking trails and amenity center. Please make an appointment to view this loving home.

16. 2021-07-30
    soldstatus Sold 514-char remark

    Show marketing remark (514 chars)

    2586 sqft two story Providence Plan by Liberty Home Builders, 4 bedrooms, 2.5 baths, formal Study,covered patio, open floor plan with living room open to the second floor,Large Island kitchen with breakfast bar, walk in closets,master features bay window and a spa shower this home is located on a cul da sack street with a nice ridge topview, gated community , walking and biking trails , completed amenity center , flat home site , brick and stone elevation Hurry this home will not last Mid May completion date

17. 2021-03-24
    status Pending 514-char remark

    Show marketing remark (514 chars)

    2586 sqft two story Providence Plan by Liberty Home Builders, 4 bedrooms, 2.5 baths, formal Study,covered patio, open floor plan with living room open to the second floor,Large Island kitchen with breakfast bar, walk in closets,master features bay window and a spa shower this home is located on a cul da sack street with a nice ridge topview, gated community , walking and biking trails , completed amenity center , flat home site , brick and stone elevation Hurry this home will not last Mid May completion date

18. 2021-03-17
    price $396,303 514-char remark

    Show marketing remark (514 chars)

    2586 sqft two story Providence Plan by Liberty Home Builders, 4 bedrooms, 2.5 baths, formal Study,covered patio, open floor plan with living room open to the second floor,Large Island kitchen with breakfast bar, walk in closets,master features bay window and a spa shower this home is located on a cul da sack street with a nice ridge topview, gated community , walking and biking trails , completed amenity center , flat home site , brick and stone elevation Hurry this home will not last Mid May completion date

19. 2021-03-12
    listed $394,303 New 514-char remark

    Show marketing remark (514 chars)

    2586 sqft two story Providence Plan by Liberty Home Builders, 4 bedrooms, 2.5 baths, formal Study,covered patio, open floor plan with living room open to the second floor,Large Island kitchen with breakfast bar, walk in closets,master features bay window and a spa shower this home is located on a cul da sack street with a nice ridge topview, gated community , walking and biking trails , completed amenity center , flat home site , brick and stone elevation Hurry this home will not last Mid May completion date

ⓘ 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: $3,077 · $256/mo
• Projected year-2 tax: $8,226 · $685/mo
• Expected delta: +$5,149/yr (+$429/mo · 167.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $31,437
• − Mortgage interest: −$25,179
• − Property taxes: −$3,077
• − Insurance: −$2,248
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − HOA: −$804
• − Depreciation: −$13,076
• Taxable loss: −$17,977
• Est. tax savings @ 24.0%: +$4,314
• After-tax cash flow: $-5,265/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+14.0% since first listed

5 events — show timeline

• 2026-04-09 Listed $449,500 LERA
• 2021-07-30 Sold (MLS) — LERA
• 2021-03-24 Pending — LERA
• 2021-03-17 Price Changed $396,303 LERA
• 2021-03-12 Listed $394,303 LERA

Property tax history

+21.5%/yr

Latest (2025): $3,077 · -65.0% YoY. Source: county tax records.