5935 Forte Fls · San Antonio, TX 78252

$305,000

5 bd · 3.5 ba · 2,685 sqft · SingleFamily public records · 42 Days on market

Built 2018 4,791 sqft lot $114/sqft · at area comps Est $310k · at est. $60/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 +8.3/15.0
• Cash flow +7.8/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0

Listing remarks MLS

This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

Key facts

• Community amenities
• Jogging trails
• Pool

Tags

• OPEN CONCEPT LAYOUT
• PRIMARY SUITE DOWNSTAIRS
• SPACIOUS GAME ROOM
• COMMUNITY AMENITIES
• POOL
• JOGGING TRAILS

Property features AI

Finance

• Other: Possession at closing/funding
• HOA & community: Mandatory HOA; Annual HOA fee of $720; association transfer fee $170

Exterior

• Parking: 2-car garage
• Security: Smoke alarm
• Utilities: City water and sewer (SAWS); Gas and electricity supplied by CPS; HERS rated
• Home design: Pre-owned single-family home; Built by Express Homes (approximately 8 years old)
• Construction: Brick and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Privacy fence; Sprinkler system; Double pane windows; Street paved with curbs, gutters, sidewalks and streetlights; Neighborhood amenities include pool, clubhouse, park/playground, jogging and bike trails, sports court, and BBQ/grill

Interior

• Kitchen: Gas cooking; Microwave; Stove/Range; Dishwasher; Disposal; Ice maker connection
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath (18 x 13); Bedroom 2 (13 x 12); Bedroom 3 (12 x 11); Bedroom 4 (14 x 11); Bedroom 5 (13 x 12)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Three full baths and one half bath (total 4 baths); Master bath with separate tub and shower, double vanity and garden tub (8 x 4)
• Heating & cooling: Central heating (natural gas); Central air conditioning (1 unit)
• Interior features: Two living areas with an open floor plan; Separate dining room and eat-in kitchen with island and breakfast bar; Game room on the second level; Utility room inside / laundry room; Walk-in closets; Solid countertops; Cable TV available and high-speed internet; All window coverings remain; Vent fan and smoke alarm; Water softener plumbing
• Laundry & utility: Washer connection; Dryer connection; Utility room (9 x 6)

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (29.5% below list).
• Recommended offer: $215k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• 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.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 30% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• By year 10, 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 42 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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: 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 $215,004 (29.5% 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 42 days. Have you received any prior offers? Is the seller open to a 30% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.70% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.8

CMA / ARV

• ARV (median comp): $310,484
• List price: $305,000
• Delta: -1.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6454 Staccato Staff	0.29mi	5/3.5	2,685 (0%)	1mo	$234,500	$87	86
13118 Whisper Bnd	0.56mi	5/3.5	2,678 (-0%)	2mo	$335,000	$125	72
13439 Whisper Xing	0.23mi	4/3.0 (-1)	2,540 (-5%)	5mo	$269,974	$106	69
5923 Forte Fls	0.03mi	4/2.5 (-1)	2,329 (-13%)	0mo	$275,000	$118	67
6816 Encore Oaks	0.47mi	5/2.5	2,532 (-6%)	6mo	$334,999	$132	60
6604 Encore Oaks	0.33mi	5/4.0	2,954 (+10%)	9mo	$369,000	$125	58
5167 Flight Sail	0.71mi	4/3.0 (-1)	2,601 (-3%)	0mo	$354,900	$136	54
5163 Bay Breeze	0.72mi	4/3.0 (-1)	2,601 (-3%)	1mo	$342,400	$132	54
13314 Whisper Bnd	0.57mi	5/2.5	2,532 (-6%)	10mo	$360,000	$142	52
5172 Bay Breeze	0.70mi	5/3.0	2,466 (-8%)	1mo	$339,900	$138	51
5148 Bay Breeze	0.75mi	4/3.0 (-1)	2,601 (-3%)	3mo	$349,390	$134	51
13622 Marlin Dock	0.73mi	4/2.5 (-1)	2,284 (-15%)	7mo	$319,720	$140	26

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: -9.5%
• Equity multiple: 0.56×
• Total profit: $-37,245
• Equity at exit: $88,535

10-year hold

• IRR: -5.3%
• Equity multiple: 0.47×
• Total profit: $-45,143
• Equity at exit: $106,402

Cash invested: $85,400 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$127
• HOA: −$60
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-345

Break-even live

Break-even rent $2,587

Max offer price $244,009

Occupancy floor —

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	4d	1	0.28mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	43d	1	0.33mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$2,321	$1.75	1d	33	0.52mi
6727 Hoffman Pln San Antonio, TX	4.0	2.5	2327	$2,100	$0.90	43d	1	0.53mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	16d	1	0.57mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	3d	1	0.57mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	17d	1	0.59mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2252	$1,950	$0.87	43d	1	0.59mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	21d	1	0.60mi
6814 Rondo Measure San Antonio, TX	4.0	2.5	2252	$1,850	$0.82	23d	1	0.62mi
5035 Bay Breeze San Antonio, TX	4.0	2.5	1834	$1,950	$1.06	23d	1	0.83mi
6910 Arid Way San Antonio, TX	5.0	3.5	2662	$2,200	$0.83	23d	1	0.89mi
13078 Cygnus San Antonio, TX	4.0	1.0–3.0	1656	$2,014	$1.22	1d	8	1.03mi
12667 Corona Borealis San Antonio, TX	5.0	3.0	2610	$2,250	$0.86	12d	1	1.07mi
14007 Wool Park San Antonio, TX	4.0	2.5	1950	$1,599	$0.82	43d	1	1.11mi
12879 Cygnus San Antonio, TX	4.0	2.5	2120	$2,150	$1.01	43d	1	1.12mi
12879 Cygnus San Antonio, TX	4.0	2.5	2121	$2,150	$1.01	21d	1	1.12mi
14010 Wool Park San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	17d	1	1.13mi
7371 Cultivator Way San Antonio, TX	4.0	2.0	1880	$1,495	$0.80	23d	1	1.14mi
13942 Bull Cv San Antonio, TX	4.0	2.5	1950	$2,200	$1.13	43d	1	1.20mi
6528 Dodger Vly San Antonio, TX	4.0	2.0	1822	$1,800	$0.99	43d	1	1.29mi
7637 Birch Holw San Antonio, TX	5.0	3.0	2664	$2,300	$0.86	4d	1	1.40mi
12251 Siragusa San Antonio, TX	4.0	2.0	1822	$2,050	$1.13	2d	1	1.50mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 22 events

1. 2026-06-18
   days on market $305,000 Active 42 DOM
2. 2026-06-17
   days on market $305,000 Active 41 DOM
3. 2026-06-16
   days on market $305,000 Active 40 DOM
4. 2026-06-15
   statusdays on market $305,000 Active 39 DOM
5. 2026-06-13
   days on market $305,000 Price Change 37 DOM
6. 2026-06-09
   days on market $305,000 Price Change 33 DOM
7. 2026-06-08
   days on market $305,000 Price Change 32 DOM
8. 2026-06-08
   remarks 691-char remark
9. 2026-06-07
   days on market $305,000 Price Change 31 DOM
10. 2026-06-04
    pricestatusdays on market $305,000 Price Change 28 DOM
11. 2026-06-03
    days on market $320,000 Active 27 DOM
12. 2026-06-02
    days on market $320,000 Active 26 DOM
13. 2026-06-01
    days on market $320,000 Active 25 DOM
14. 2026-05-31
    days on market $320,000 Active 24 DOM
15. 2026-05-07
    listed $320,000 New 655-char remark
16. 2019-05-15
    soldstatus Sold 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

17. 2019-03-26
    status Pending 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

18. 2019-03-12
    price $239,900 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

19. 2019-03-03
    price $242,800 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

20. 2019-02-02
    price $241,800 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

21. 2019-01-04
    price $239,800 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

22. 2018-12-10
    listed $238,800 New 501-char remark

    Show marketing remark (501 chars)

    This two-story, 5 bedroom, 3.5 bath home features 2678 square feet of living space. The first floor offers a separate dining area adjacent to a large open kitchen with eat-in breakfast bar. The kitchen area opens to a spacious living room that extends to a large covered patio, perfect for outdoor dining! Just off the living room is the master suite which features a separate tub and shower and large walk-in closet. The second floor highlights a spacious game room, two full baths and four bedrooms.

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$2,494/yr (+$208/mo · 80.8%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,800
• − Mortgage interest: −$17,085
• − Property taxes: −$3,087
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$720
• − Depreciation: −$8,873
• Taxable loss: −$9,617
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-1,835/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

+27.7% since first listed

9 events — show timeline

• 2026-06-04 Price Changed $305,000 LERA
• 2026-05-07 Listed $320,000 LERA
• 2019-05-15 Sold (MLS) — LERA
• 2019-03-26 Pending — LERA
• 2019-03-12 Price Changed $239,900 LERA
• 2019-03-03 Price Changed $242,800 LERA
• 2019-02-02 Price Changed $241,800 LERA
• 2019-01-04 Price Changed $239,800 LERA
• 2018-12-10 Listed $238,800 LERA

Property tax history

+8.9%/yr

Latest (2025): $3,087 · -57.5% YoY. Source: county tax records.