4433 Monterey St · San Antonio, TX 78237

$174,900

3 bd · 2.0 ba · 910 sqft · SingleFamily public records · 22 Days on market

Built 2006 6,141 sqft lot Est $150k · 16% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Schools +1.3/10.0
• ARV discount +0.1/15.0

Listing remarks MLS

San Antonio Affordable Housing can build a 3 bedroom/ 1 bath home on this dead end lot or a 3/2 for 82,900.00 House is prewired for security system. Buyer can make changes on plans before contruction begins. Questions ?? Call Johnny @ 363-4103

Key facts

• Spacious living area
• Additional storage
• Multiple closets

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• MULTIPLE CLOSETS
• ADDITIONAL STORAGE
• PRIME SAN ANTONIO LOCATION

Property features AI

Finance

• HOA & community: Located in WEST LAWN AREA 5

Exterior

• Utilities: Water system; Sewer system
• Home design: Pre-owned home; Approximately 20 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with ceiling fan (11 x 15); Bedroom 2 (11 x 10); Bedroom 3 (11 x 9)
• Flooring: Carpeting; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living/dining room combination; Utility room inside
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (24.2% below list).
• Recommended offer: $133k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roy Cisneros El (math 11% / reading 17%, grade F, #4,127 of 4,322 statewide, top 96%, 210 students, 96% FRL, charter); Gus Garcia Middle (math 13% / reading 20%, grade F, #1,536 of 1,662 statewide, top 93%, 505 students, 96% FRL, charter); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 95% FRL vs 24% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 138 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 37% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,502 (24.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $150,150
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3927 W Houston	0.64mi	3/1.0	1,008 (+11%)	4mo	$146,000	$145	45
4030 W Salinas	0.68mi	3/1.0	816 (-10%)	5mo	$134,900	$165	43

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.76×
• Total profit: $86,396
• Equity at exit: $157,564

10-year hold

• IRR: 20.2%
• Equity multiple: 6.61×
• Total profit: $274,814
• Equity at exit: $339,792

Cash invested: $48,972 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 138
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$917
• Tax from tax record: −$264 /mo · $3,169/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-207

Break-even live

Break-even rent $1,588

Max offer price $138,259

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-158	+0% $-207	+5% $-257	+10% $-306
Rent	-10% $-312	-5% $-260	+0% $-207	+5% $-155	+10% $-103
Rate	-1.0pp $-119	-0.5pp $-163	base $-207	+0.5pp $-253	+1.0pp $-299

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	46d	1	0.94mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	24d	1	1.04mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	1.22mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	46d	1	1.25mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	17d	1	1.26mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	1.40mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	17d	1	1.42mi

Listing history 11 events

1. 2026-06-12
   statusdays on market $174,900 Pending 22 DOM
2. 2026-06-09
   days on market $174,900 Active Option 19 DOM
3. 2026-06-08
   days on market $174,900 Active Option 18 DOM
4. 2026-06-08
   days on market $174,900 Active Option 17 DOM
5. 2026-06-07
   days on market $174,900 Active Option 16 DOM
6. 2026-06-03
   days on market $174,900 Active Option 13 DOM
7. 2026-06-02
   days on market $174,900 Active Option 12 DOM
8. 2026-06-02
   status $174,900 Active Option 11 DOM
9. 2026-06-01
   statusdays on market $174,900 Active 11 DOM
10. 2026-05-31
    remarks 644-char remark
11. 2026-05-31
    listed $174,900 New 10 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: $3,169 · $264/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$31/yr (+$3/mo · 1.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,900
• − Mortgage interest: −$9,797
• − Property taxes: −$3,169
• − Insurance: −$874
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$5,088
• Taxable loss: −$5,573
• Est. tax savings @ 24.0%: +$1,337
• After-tax cash flow: $-1,152/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

+139.9% since first listed

14 events — show timeline

• 2026-06-01 Contingent — LERA
• 2026-05-21 Listed $174,900 LERA
• 2026-02-26 Sold (Public Records) — Public Records
• 2006-05-30 Sold (Public Records) — Public Records
• 2006-05-25 Sold (MLS) — LERA
• 2005-12-29 Sold (Public Records) — Public Records
• 2005-11-23 Sold (Public Records) — Public Records
• 2005-09-27 Listed $72,900 LERA
• 2005-04-07 Sold (Public Records) — Public Records
• 2005-04-07 Sold (Public Records) — Public Records
• 2005-04-07 Sold (Public Records) — Public Records
• 2005-04-07 Sold (Public Records) — Public Records
• 2005-04-07 Sold (Public Records) — Public Records
• 2005-04-07 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,169 · +6.6% YoY. Source: county tax records.