21161 Boulder Flts · San Antonio, TX 78266

$399,000

4 bd · 2.5 ba · 1,822 sqft · SingleFamily · 90 Days on market

Built 2025 5,227 sqft lot $219/sqft · at area comps Est $393k · at est. $80/mo HOA · 3% of rent ↓ 7% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• ARV discount +6.8/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Smart design and spacious living come together in The Harris floor plan located at Brookstone Creek in San Antonio, TX - an elegant 1823 square foot, single-story home offering four bedrooms, two and a half baths and thoughtfully curated spaces for your lifestyle. An extended entryway leads you into a bright and open layout, where the kitchen, dining area and living room flow seamlessly together - perfect for family gatherings and entertaining. The kitchen is a modern showpiece with stainless steel appliances, a gas cooking range, quartz countertops, stylish flat panel cabinetry and a farmhouse-style sink. A spacious island anchors the space while a classic white subway tile backsplash ties everything together with timeless appeal. Privately located at the rear of the home, the primary bedroom suite is a true retreat, featuring a walk-in shower, dual vanity sinks and a generously sized walk-in closet. The secondary bedrooms offer comfort and flexibility. Each includes carpet flooring, large windows and ample closet space - ideal for bedrooms or other flex spaces. The convenient half bathroom adds a practical touch for visitors without sacrificing privacy in the full bathrooms. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional highlights include hard surface flooring throughout the main living areas and wet zones, a covered patio for relaxing outdoors, full yard landscaping with irrigation and a pre-plumbed water softener loop to support your future upgrades.

Key facts

• Extended entryway
• Quartz countertops
• Harris floor plan

Tags

• HARRIS FLOOR PLAN
• EXTENDED ENTRYWAY
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-586 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (42.2% below list).
• Recommended offer: $230k (42.2% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,459 (42.2% 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. It's been on market 90 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: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 14.4

CMA / ARV

• ARV (median comp): $392,950
• List price: $399,000
• Delta: 1.54%
• 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
21154 Boulder Flts	0.04mi	4/2.5	1,823 (+0%)	2mo	$391,950	$215	97
21138 Boulder Flts	0.06mi	4/2.5	1,823 (+0%)	2mo	$393,950	$216	96
21207 Boulder Flts	0.05mi	4/2.0	1,840 (+1%)	0mo	$365,000	$198	94
20944 Gravel Keep	0.14mi	4/2.5	1,823 (+0%)	0mo	$417,500	$229	93
21150 Boulder Flts	0.04mi	4/2.0	1,778 (-2%)	1mo	$384,950	$217	91
21130 Boulder Flts	0.07mi	4/2.0	1,778 (-2%)	0mo	$387,950	$218	90
20921 Gravel Keep	0.21mi	4/2.5	1,823 (+0%)	0mo	$424,105	$233	90
21162 Boulder Flts	0.03mi	4/2.0	1,680 (-8%)	1mo	$368,950	$220	82
21118 Boulder Flts	0.10mi	4/2.0	1,680 (-8%)	1mo	$367,950	$219	80
21126 Boulder Flts	0.08mi	3/2.0 (-1)	1,595 (-12%)	0mo	$379,950	$238	68
20931 Stonework Spur	0.25mi	4/2.0	2,031 (+12%)	1mo	$425,950	$210	66
20837 Stonework Spur	0.38mi	4/3.0	2,034 (+12%)	2mo	$419,950	$206	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $179,828
• Equity at exit: $359,451

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $558,533
• Equity at exit: $775,169

Cash invested: $111,720 (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 78266

• Home prices YoY: 3.9%
• Active inventory: 225
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$166
• HOA: −$80
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-586

Break-even live

Break-even rent $3,046

Max offer price $295,551

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21066 Gravel Keep San Antonio, TX	4.0	2.5	2257	$2,400	$1.06	1d	1	0.01mi
5536 Jewel Curv San Antonio, TX	4.0	2.0	1750	$2,500	$1.43	43d	1	0.23mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1778	$2,250	$1.27	1d	1	0.26mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1779	$2,250	$1.26	2d	1	0.26mi
5103 Gully Way San Antonio, TX	4.0	2.0	1778	$2,200	$1.24	12d	1	0.27mi
5515 Stormie Keep San Antonio, TX	4.0	3.0	2257	$2,450	$1.09	22d	1	0.28mi
21266 Watercourse Way San Antonio, TX	4.0	3.0	2257	$2,400	$1.06	43d	1	0.33mi
5015 Gully Way San Antonio, TX	4.0	2.5	2023	$2,400	$1.19	1d	1	0.34mi
5714 Pin Pt San Antonio, TX	4.0	2.5	2146	$2,400	$1.12	1d	1	0.37mi
10822 Rindle Ln San Antonio, TX	3.0	2.5	2320	$1,949	$0.84	43d	1	0.39mi
20859 Rindle Ln San Antonio, TX	4.0	3.0	2032	$2,500	$1.23	19d	1	0.43mi
21339 Watercourse Way San Antonio, TX	4.0	2.5	2171	$2,300	$1.06	44d	1	0.44mi
5602 Chestnut Xing San Antonio, TX	3.0	2.5	1958	$2,250	$1.15	24d	1	0.46mi
21027 Watercourse Way San Antonio, TX	4.0	2.5	1823	$2,195	$1.20	20d	1	0.50mi
21735 Thunder Basin San Antonio, TX	4.0	2.5	2363	$2,150	$0.91	43d	1	0.62mi
21514 Thunder Basin San Antonio, TX	3.0	2.5	1928	$2,100	$1.09	17d	1	0.62mi
22224 Backspin San Antonio, TX	4.0	2.5	2323	$2,290	$0.99	11d	1	0.70mi
22219 Esperanza Way San Antonio, TX	3.0	2.0	2428	$2,350	$0.97	2d	1	0.72mi
22419 Carriage Bush San Antonio, TX	4.0	3.0	2340	$2,395	$1.02	43d	1	0.82mi
22507 Green Jacket San Antonio, TX	3.0	2.0	1535	$2,100	$1.37	43d	1	0.94mi
5951 Southern Knl San Antonio, TX	3.0	2.0	1648	$2,500	$1.52	1d	1	0.95mi
22618 Double Bogey San Antonio, TX	4.0	2.0	1720	$1,950	$1.13	3d	1	0.97mi
22626 Double Bogey San Antonio, TX	4.0	2.5	2309	$2,500	$1.08	43d	1	0.99mi
5131 Blind Shot San Antonio, TX	4.0	2.0	1572	$2,100	$1.34	43d	1	1.00mi
4610 Sebastian Oak San Antonio, TX	3.0	2.0	2094	$2,095	$1.00	17d	1	1.00mi
4526 Bexley Trl San Antonio, TX	3.0	2.0	1657	$1,975	$1.19	2d	1	1.05mi
5714 Agave Spine San Antonio, TX	4.0	3.0	2011	$2,600	$1.29	43d	1	1.06mi
6015 Akin Stroll San Antonio, TX	3.0	2.0	1534	$2,100	$1.37	43d	1	1.08mi
5707 Tpc Pkwy San Antonio, TX	4.0	1.0–3.0	1013	$1,838	$1.81	2d	19	1.08mi
20803 Cape Coral San Antonio, TX	4.0	2.0	1699	$2,200	$1.29	14d	1	1.11mi
5819 Akin Pl San Antonio, TX	4.0	2.0	1648	$1,800	$1.09	24d	1	1.16mi
22763 Tee Shot San Antonio, TX	3.0	2.5	2041	$2,300	$1.13	43d	1	1.18mi
5106 Blind Shot San Antonio, TX	5.0	2.5	1950	$2,400	$1.23	43d	1	1.20mi
5505 TPC Pkwy Unit 3213 San Antonio, TX	3.0	2.0	1895	$2,446	$1.29	1d	1	1.24mi
23215 Langdon Lndg San Antonio, TX	4.0	2.5	2075	$2,550	$1.23	2d	1	1.28mi
5040 Fairway Wood San Antonio, TX	5.0	3.0	2548	$2,900	$1.14	17d	1	1.31mi
6035 Akin Pl San Antonio, TX	3.0	2.0	1690	$2,100	$1.24	4d	1	1.32mi
6022 Akin Quay San Antonio, TX	4.0	2.0	1739	$2,200	$1.27	4d	1	1.32mi
6050 Akin Cir San Antonio, TX	4.0	2.0	2054	$2,450	$1.19	2d	1	1.40mi
6074 Akin Cir San Antonio, TX	4.0	2.5	2092	$2,300	$1.10	43d	1	1.43mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watergaslandscaping

Listing history 17 events

1. 2026-06-18
   days on market $399,000 Active 90 DOM
2. 2026-06-17
   days on market $399,000 Active 89 DOM
3. 2026-06-16
   days on market $399,000 Active 88 DOM
4. 2026-06-13
   days on market $399,000 Active 85 DOM
5. 2026-06-13
   days on market $399,000 Active 84 DOM
6. 2026-06-09
   days on market $399,000 Active 81 DOM
7. 2026-06-08
   days on market $399,000 Active 80 DOM
8. 2026-06-07
   days on market $399,000 Active 79 DOM
9. 2026-06-04
   days on market $399,000 Active 76 DOM
10. 2026-06-03
    days on market $399,000 Active 75 DOM
11. 2026-06-02
    statusdays on market $399,000 Active 74 DOM
12. 2026-06-01
    days on market $399,000 Price Change 73 DOM
13. 2026-05-31
    days on market $399,000 Price Change 72 DOM
14. 2026-05-02
    price $385,000 1762-char remark

    Show marketing remark (1762 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Smart design and spacious living come together in The Harris floor plan located at Brookstone Creek in San Antonio, TX - an elegant 1823 square foot, single-story home offering four bedrooms, two and a half baths and thoughtfully curated spaces for your lifestyle. An extended entryway leads you into a bright and open layout, where the kitchen, dining area and living room flow seamlessly together - perfect for family gatherings and entertaining. The kitchen is a modern showpiece with stainless steel appliances, a gas cooking range, quartz countertops, stylish flat panel cabinetry and a farmhouse-style sink. A spacious island anchors the space while a classic white subway tile backsplash ties everything together with timeless appeal. Privately located at the rear of the home, the primary bedroom suite is a true retreat, featuring a walk-in shower, dual vanity sinks and a generously sized walk-in closet. The secondary bedrooms offer comfort and flexibility. Each includes carpet flooring, large windows and ample closet space - ideal for bedrooms or other flex spaces. The convenient half bathroom adds a practical touch for visitors without sacrificing privacy in the full bathrooms. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional highlights include hard surface flooring throughout the main living areas and wet zones, a covered patio for relaxing outdoors, full yard landscaping with irrigation and a pre-plumbed water softener loop to support your future upgrades.

15. 2026-04-10
    price $390,000 1762-char remark

    Show marketing remark (1762 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Smart design and spacious living come together in The Harris floor plan located at Brookstone Creek in San Antonio, TX - an elegant 1823 square foot, single-story home offering four bedrooms, two and a half baths and thoughtfully curated spaces for your lifestyle. An extended entryway leads you into a bright and open layout, where the kitchen, dining area and living room flow seamlessly together - perfect for family gatherings and entertaining. The kitchen is a modern showpiece with stainless steel appliances, a gas cooking range, quartz countertops, stylish flat panel cabinetry and a farmhouse-style sink. A spacious island anchors the space while a classic white subway tile backsplash ties everything together with timeless appeal. Privately located at the rear of the home, the primary bedroom suite is a true retreat, featuring a walk-in shower, dual vanity sinks and a generously sized walk-in closet. The secondary bedrooms offer comfort and flexibility. Each includes carpet flooring, large windows and ample closet space - ideal for bedrooms or other flex spaces. The convenient half bathroom adds a practical touch for visitors without sacrificing privacy in the full bathrooms. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional highlights include hard surface flooring throughout the main living areas and wet zones, a covered patio for relaxing outdoors, full yard landscaping with irrigation and a pre-plumbed water softener loop to support your future upgrades.

16. 2026-03-20
    listed $415,000 New 1762-char remark

    Show marketing remark (1762 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. Smart design and spacious living come together in The Harris floor plan located at Brookstone Creek in San Antonio, TX - an elegant 1823 square foot, single-story home offering four bedrooms, two and a half baths and thoughtfully curated spaces for your lifestyle. An extended entryway leads you into a bright and open layout, where the kitchen, dining area and living room flow seamlessly together - perfect for family gatherings and entertaining. The kitchen is a modern showpiece with stainless steel appliances, a gas cooking range, quartz countertops, stylish flat panel cabinetry and a farmhouse-style sink. A spacious island anchors the space while a classic white subway tile backsplash ties everything together with timeless appeal. Privately located at the rear of the home, the primary bedroom suite is a true retreat, featuring a walk-in shower, dual vanity sinks and a generously sized walk-in closet. The secondary bedrooms offer comfort and flexibility. Each includes carpet flooring, large windows and ample closet space - ideal for bedrooms or other flex spaces. The convenient half bathroom adds a practical touch for visitors without sacrificing privacy in the full bathrooms. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Additional highlights include hard surface flooring throughout the main living areas and wet zones, a covered patio for relaxing outdoors, full yard landscaping with irrigation and a pre-plumbed water softener loop to support your future upgrades.

17. 2026-03-11
    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: $811 · $68/mo
• Projected year-2 tax: $7,302 · $608/mo
• Expected delta: +$6,491/yr (+$541/mo · 800.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,655
• − Mortgage interest: −$22,350
• − Property taxes: −$811
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$960
• − Depreciation: −$11,607
• Taxable loss: −$14,493
• Est. tax savings @ 24.0%: +$3,478
• After-tax cash flow: $-3,549/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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

• City population: 1,806,925
• Population (ZIP): 7,274

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 25% Black 14%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Korean 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: ▲ 13.56%
• Current HPI: 361.01
• 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

-7.2% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $385,000 LERA
• 2026-04-10 Price Changed $390,000 LERA
• 2026-03-20 Listed $415,000 LERA
• 2026-03-11 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $811 · +1.9% YoY. Source: county tax records.