7342 Turnbow · San Antonio, TX 78252

$257,600

5 bd · 2.5 ba · 2,541 sqft · SingleFamily public records · 64 Days on market

Built 2017 8,712 sqft lot $101/sqft · 21% below area Est $332k · 23% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +12.1/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

HUD Case #514-137063. Welcome to this inviting 5 bedroom 2.5 bath home in the sought-after Luckey Ranch community! Ideally located near Lackland AFB and SeaWorld, this spacious residence offers the perfect blend of comfort and convenience. Inside, you'll find two generous living areas perfect for both relaxing evenings and entertaining guests along with a modern kitchen designed for everyday living and gatherings alike. The private primary suite provides a peaceful retreat at the end of the day, while the additional bedrooms offer flexibility for family, guests, or a home office. Step outside to a sizable backyard ready for weekend barbecues, playtime, or simply enjoying the Texas sunshine. Residents of Luckey Ranch enjoy access to neighborhood parks, walking trails, and community amenities, all while being just a short drive from shopping, dining, and major employers. Come experience the space, comfort, and lifestyle this home has to offer. Schedule your showing today!

Key facts

• Sizable backyard
• Modern kitchen
• Neighborhood parks

Tags

• TWO GENEROUS LIVING AREAS
• MODERN KITCHEN
• PRIVATE PRIMARY SUITE
• SIZABLE BACKYARD
• NEIGHBORHOOD PARKS
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (17.9% below list).
• Recommended offer: $211k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-5 appreciation (-0.0% local appreciation)).
• 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 64 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $22k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $211,471 (17.9% 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 64 days. Have you received any prior offers? Is the seller open to a 18% 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. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (median comp): $332,403
• List price: $257,600
• Delta: -22.50%
• 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
7315 Turnbow	0.06mi	5/2.5	2,541 (0%)	4mo	$279,000	$110	94
12018 Parish Dv	0.23mi	5/3.5	2,470 (-3%)	11mo	$371,900	$151	72
11822 Claudette St	0.46mi	5/2.5	2,581 (+2%)	10mo	$234,600	$91	68
11804 Luckey Villa	0.52mi	5/3.5	2,470 (-3%)	2mo	$360,900	$146	65
11704 Luckey Villa	0.61mi	5/3.5	2,470 (-3%)	2mo	$371,900	$151	62
12346 Kirshner Way	0.56mi	5/2.5	2,581 (+2%)	13mo	$255,000	$99	61
11991 Luckey Villa	0.20mi	4/2.5 (-1)	2,205 (-13%)	9mo	$360,900	$164	56
11957 Luckey Villa	0.27mi	4/2.5 (-1)	2,205 (-13%)	10mo	$354,900	$161	52
11930 Luckey Villa	0.34mi	4/2.5 (-1)	2,205 (-13%)	7mo	$354,900	$161	51
11928 Stroud Dr	0.32mi	4/2.5 (-1)	2,205 (-13%)	10mo	$356,900	$162	50
11925 Luckey Villa	0.35mi	4/2.5 (-1)	2,205 (-13%)	14mo	$349,900	$159	45
11855 Davalos	0.50mi	4/2.5 (-1)	2,202 (-13%)	11mo	$284,900	$129	41

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.76×
• Total profit: $-17,246
• Equity at exit: $74,776

10-year hold

• IRR: -1.3%
• Equity multiple: 0.87×
• Total profit: $-9,698
• Equity at exit: $89,866

Cash invested: $72,128 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,351
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$107
• HOA: −$40
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-55

Break-even live

Break-even rent $2,184

Max offer price $247,922

Occupancy floor 98%

Sensitivity live

Price	-10% $91	-5% $18	+0% $-55	+5% $-128	+10% $-201
Rent	-10% $-222	-5% $-138	+0% $-55	+5% $29	+10% $112
Rate	-1.0pp $75	-0.5pp $11	base $-55	+0.5pp $-122	+1.0pp $-189

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: $64,400
• Closing costs: $7,728
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12251 Siragusa San Antonio, TX	4.0	2.0	1822	$2,050	$1.13	3d	1	0.19mi
7204 Jebson Pass San Antonio, TX	4.0	2.0	2202	$1,900	$0.86	15d	1	0.34mi
7216 Jebson Pass San Antonio, TX	4.0	3.5	2205	$5,200	$2.36	2d	1	0.35mi
11769 Alcoser Ct San Antonio, TX	5.0	2.5	2548	$1,869	$0.73	5d	1	0.50mi
11753 Alcoser Ct San Antonio, TX	4.0	2.0	1792	$1,589	$0.89	22d	1	0.54mi
11824 Luckey Fls San Antonio, TX	4.0	2.5	2239	$1,796	$0.80	13d	1	0.61mi
6528 Dodger Vly San Antonio, TX	4.0	2.0	1822	$1,800	$0.99	44d	1	0.71mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	44d	1	0.94mi
6406 Underwood Way San Antonio, TX	5.0	2.5	2538	$2,195	$0.86	44d	1	0.99mi
11811 Wolf Cyn San Antonio, TX	4.0	2.0	1893	$1,725	$0.91	44d	1	1.11mi
10843 Emerick St San Antonio, TX	4.0	2.5	2400	$2,300	$0.96	5d	1	1.18mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,520	$1.45	2d	1	1.21mi
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	5d	1	1.41mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	44d	1	1.44mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	22d	1	1.48mi
6727 Hoffman Pln San Antonio, TX	4.0	2.5	2327	$2,100	$0.90	44d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 32 events

1. 2026-06-18
   days on market $257,600 Active 64 DOM
2. 2026-06-17
   days on market $257,600 Active 63 DOM
3. 2026-06-16
   days on market $257,600 Active 62 DOM
4. 2026-06-15
   days on market $257,600 Active 61 DOM
5. 2026-06-13
   statusdays on market $257,600 Active 59 DOM
6. 2026-06-09
   days on market $257,600 Price Change 55 DOM
7. 2026-06-08
   days on market $257,600 Price Change 54 DOM
8. 2026-06-07
   days on market $257,600 Price Change 53 DOM
9. 2026-06-04
   days on market $257,600 Price Change 50 DOM
10. 2026-06-03
    days on market $257,600 Price Change 49 DOM
11. 2026-06-02
    pricestatusdays on market $257,600 Price Change 48 DOM
12. 2026-06-02
    days on market $280,000 Active 47 DOM
13. 2026-05-31
    days on market $280,000 Active 46 DOM
14. 2026-04-15
    listed $280,000 New 984-char remark

    Show marketing remark (984 chars)

    HUD Case #514-137063. Welcome to this inviting 5 bedroom 2.5 bath home in the sought-after Luckey Ranch community! Ideally located near Lackland AFB and SeaWorld, this spacious residence offers the perfect blend of comfort and convenience. Inside, you'll find two generous living areas perfect for both relaxing evenings and entertaining guests along with a modern kitchen designed for everyday living and gatherings alike. The private primary suite provides a peaceful retreat at the end of the day, while the additional bedrooms offer flexibility for family, guests, or a home office. Step outside to a sizable backyard ready for weekend barbecues, playtime, or simply enjoying the Texas sunshine. Residents of Luckey Ranch enjoy access to neighborhood parks, walking trails, and community amenities, all while being just a short drive from shopping, dining, and major employers. Come experience the space, comfort, and lifestyle this home has to offer. Schedule your showing today!

15. 2025-03-27
    historical
16. 2025-03-25
    price $257,000
17. 2025-03-22
    price $258,000
18. 2025-03-14
    price $261,999
19. 2025-01-17
    price $268,999
20. 2024-12-03
    price $275,000
21. 2024-12-02
    status Back on Market
22. 2024-08-24
    status Pending
23. 2024-08-24
    price $228,599
24. 2024-08-21
    price $233,329
25. 2024-08-18
    price $240,420
26. 2024-08-16
    price $243,420
27. 2024-05-01
    listed $273,420 New
28. 2022-09-07
    historical
29. 2022-08-03
    listed $315,000 New
30. 2017-05-31
    soldstatus Sold
31. 2017-04-20
    historical
32. 2017-04-20
    listed $228,900

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $4,714 · $393/mo
• Expected delta: +$1,988/yr (+$166/mo · 72.9%)

ⓘ 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 ≥109°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,377
• − Mortgage interest: −$14,430
• − Property taxes: −$2,726
• − Insurance: −$1,288
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$480
• − Depreciation: −$7,494
• Taxable loss: −$5,101
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $567/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 1%

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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+22.3% since first listed

19 events — show timeline

• 2026-04-15 Listed $280,000 LERA
• 2025-03-27 Listing Removed — LERA
• 2025-03-25 Price Changed $257,000 LERA
• 2025-03-22 Price Changed $258,000 LERA
• 2025-03-14 Price Changed $261,999 LERA
• 2025-01-17 Price Changed $268,999 LERA
• 2024-12-03 Price Changed $275,000 LERA
• 2024-12-02 Relisted — LERA
• 2024-08-24 Pending — LERA
• 2024-08-24 Price Changed $228,599 LERA
• 2024-08-21 Price Changed $233,329 LERA
• 2024-08-18 Price Changed $240,420 LERA
• 2024-08-16 Price Changed $243,420 LERA
• 2024-05-01 Listed $273,420 LERA
• 2022-09-07 Listing Removed — LERA
• 2022-08-03 Listed $315,000 LERA
• 2017-05-31 Sold (MLS) — LERA
• 2017-04-20 Listed $228,900 LERA
• 2017-04-20 Listing Removed — LERA

Property tax history

+20.6%/yr

Latest (2025): $2,726 · -56.8% YoY. Source: county tax records.