7331 Glen Mnr · San Antonio, TX 78239

$150,000

4 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 209 Days on market

Built 1972 7,361 sqft lot $140/sqft · 21% below area Est $189k · 21% under

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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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

Key facts

• Big kitchen
• Covered patio
• Curb appeal

Tags

• CUL-DE-SAC
• CERAMIC TILE
• BIG KITCHEN
• COVERED PATIO
• CURB APPEAL
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: Rents soft (-1.1%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 209 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $15k (9%) 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (median comp): $188,817
• List price: $150,000
• Delta: -20.56%
• 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
7207 Glen Pt	0.23mi	3/1.0 (-1)	1,152 (+7%)	6mo	$99,000	$86	63
7307 Glen Arbor	0.11mi	3/1.5 (-1)	980 (-9%)	13mo	$159,100	$162	62
8110 Whistler	0.23mi	3/2.0 (-1)	960 (-11%)	5mo	$160,000	$167	62
7322 Goya	0.25mi	3/2.0 (-1)	1,156 (+8%)	12mo	$150,000	$130	61
7314 Montgomery Dr	0.15mi	3/2.0 (-1)	1,205 (+12%)	14mo	$200,000	$166	56
7110 Glen Grv	0.24mi	3/2.0 (-1)	1,226 (+14%)	6mo	$170,000	$139	56
7350 Rubens	0.21mi	3/2.0 (-1)	1,186 (+10%)	17mo	$129,900	$110	54
8200 Glen Lark	0.27mi	3/1.0 (-1)	948 (-12%)	8mo	$82,000	$86	52
8239 Glen Lark	0.39mi	3/1.0 (-1)	1,188 (+10%)	5mo	$139,000	$117	51
7011 Glen Ledge	0.75mi	4/2.0	1,091 (+2%)	18mo	$106,000	$97	48
7227 Glen Pt	0.18mi	3/1.0 (-1)	924 (-14%)	16mo	$180,000	$195	46
7618 Glen Mdws	0.36mi	3/1.0 (-1)	957 (-11%)	14mo	$135,000	$141	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-16,118
• Equity at exit: $22,365

10-year hold

• IRR: -6.8%
• Equity multiple: 0.63×
• Total profit: $-15,590
• Equity at exit: $12,969

Cash invested: $42,000 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 213
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$787
• Tax from tax record: −$229 /mo · $2,745/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $202

Break-even live

Break-even rent $1,364

Max offer price $150,000

Occupancy floor 83%

Sensitivity live

Price	-10% $287	-5% $245	+0% $202	+5% $160	+10% $117
Rent	-10% $74	-5% $138	+0% $202	+5% $266	+10% $330
Rate	-1.0pp $278	-0.5pp $241	base $202	+0.5pp $163	+1.0pp $124

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	44d	1	0.01mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	4d	1	0.02mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	24d	1	0.13mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	3d	1	0.24mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	24d	1	0.26mi
8219 Glen Lark San Antonio, TX	4.0	2.0	1260	$1,250	$0.99	22d	1	0.31mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	44d	1	0.32mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.34mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	17d	1	0.35mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	24d	1	0.35mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.37mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	15d	1	0.39mi
7331 Glen Hts San Antonio, TX	3.0	2.0	1184	$1,390	$1.17	24d	1	0.43mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	44d	1	0.43mi
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	44d	1	0.46mi
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	44d	1	0.48mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.49mi
7919 Wayside Trl San Antonio, TX	3.0	2.0	1453	$1,400	$0.96	44d	1	0.49mi
7443 Longing Trl San Antonio, TX	3.0	2.0	1487	$1,495	$1.01	13d	1	0.50mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,485	$1.08	4d	1	0.56mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	21d	1	0.56mi
7114 Elm Trail Dr San Antonio, TX	3.0	2.0	1332	$1,600	$1.20	44d	1	0.60mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	44d	1	0.61mi
8678 Ridge Mile Dr San Antonio, TX	3.0	2.0	1269	$1,800	$1.42	24d	1	0.73mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	24d	1	0.73mi
8318 Tuxford San Antonio, TX	4.0	2.0	1452	$1,700	$1.17	5d	1	0.75mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	44d	1	0.75mi
8742 Ridge Moon Dr San Antonio, TX	3.0	2.0	1350	$1,489	$1.10	3d	1	0.76mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	15d	1	0.81mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	24d	1	0.82mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	24d	1	0.82mi
7135 Grassy Trl San Antonio, TX	3.0	2.0	1422	$2,000	$1.41	44d	1	0.84mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	44d	1	0.84mi
8515 Maple Ridge Dr San Antonio, TX	3.0	2.0	1458	$1,750	$1.20	15d	1	0.86mi
6733 Montgomery Dr San Antonio, TX	3.0	2.0	1150	$860	$0.75	44d	2	0.87mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	5d	1	0.87mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	44d	1	0.89mi
9034 (15/16) Glen Shadow Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	3d	1	0.89mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,485	$1.03	4d	1	0.90mi
8259 Montgomery Oak San Antonio, TX	3.0	2.0	1152	$1,250	$1.09	44d	5	0.91mi

Listing history 16 events

1. 2026-06-01
   days on market $150,000 Active 209 DOM
2. 2026-05-31
   days on market $150,000 Active 208 DOM
3. 2026-04-21
   status Back on Market 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

4. 2026-04-03
   historical Active Option 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

5. 2026-02-13
   price $150,000 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

6. 2026-01-06
   price $160,000 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

7. 2025-11-05
   price $170,000 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

8. 2025-11-04
   listed $165,000 New 319-char remark

   Show marketing remark (319 chars)

   Come check out this 4 bedroom 2 bathroom 1 car garage home that is located on a cul-de-sac. This home as ceramic tile throughout the house. Big kitchen with nice countertops and cabinets, eat-in kitchen that leads out to the backyard that has a covered patio. Very nice curb appeal with plants, shrubs and mature trees.

9. 2010-12-07
   soldstatus 352-char remark

   Show marketing remark (352 chars)

   4 bedrooms 2 bath home with single car garage open living room-Great investment opportunity-needs a little TLC-selling in as-is condition-seller will not contribute or allow any repairs prior to closing-seller will not pay for title policy-seller is exempt from sellers disclosure-Hurry wont last long-please allow 48-72 hours for response from seller.

10. 2010-11-12
    historical 352-char remark

    Show marketing remark (352 chars)

    4 bedrooms 2 bath home with single car garage open living room-Great investment opportunity-needs a little TLC-selling in as-is condition-seller will not contribute or allow any repairs prior to closing-seller will not pay for title policy-seller is exempt from sellers disclosure-Hurry wont last long-please allow 48-72 hours for response from seller.

11. 2010-10-06
    listed $32,900 352-char remark

    Show marketing remark (352 chars)

    4 bedrooms 2 bath home with single car garage open living room-Great investment opportunity-needs a little TLC-selling in as-is condition-seller will not contribute or allow any repairs prior to closing-seller will not pay for title policy-seller is exempt from sellers disclosure-Hurry wont last long-please allow 48-72 hours for response from seller.

12. 2008-05-20
    soldstatus
13. 2008-05-16
    soldstatus
14. 2008-01-24
    listed $65,000
15. 2003-08-06
    soldstatus
16. 1982-06-01
    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: $2,745 · $229/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,446
• − Mortgage interest: −$8,402
• − Property taxes: −$2,745
• − Insurance: −$750
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,364
• Taxable income: $74
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,411/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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

+130.8% since first listed

14 events — show timeline

• 2026-04-21 Relisted — LERA
• 2026-04-03 Contingent — LERA
• 2026-02-13 Price Changed $150,000 LERA
• 2026-01-06 Price Changed $160,000 LERA
• 2025-11-05 Price Changed $170,000 LERA
• 2025-11-04 Listed $165,000 LERA
• 2010-12-07 Sold (MLS) — LERA
• 2010-11-12 Listing Removed — LERA
• 2010-10-06 Listed $32,900 LERA
• 2008-05-20 Sold (Public Records) — Public Records
• 2008-05-16 Sold (MLS) — LERA
• 2008-01-24 Listed $65,000 LERA
• 2003-08-06 Sold (Public Records) — Public Records
• 1982-06-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,745 · -1.0% YoY. Source: county tax records.