8019 Vega Horizon · San Antonio, TX 78252

$219,900

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 39 Days on market

Built 2012 7,013 sqft lot $139/sqft · 17% below area Est $265k · 17% under $43/mo HOA · 2% 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 +15.0/15.0
• Cash flow +6.2/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +0.6/10.0

Listing remarks MLS

Take comfort in this well maintained home full of included features, such as kitchen appliances, blinds, covered patio, 9' ceilings, tub w/separate shower, granite, upgraded cabinets and much more! This all adds value to this charming home. Whether you are a first-time home-buyer or looking for your next home, this beautiful home is a must see.

Key facts

• Ample cabinetry
• Walk-in closet
• Backyard

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• PRIVATE RETREAT
• WALK-IN CLOSET
• BACKYARD

Property features AI

Finance

• Other: Possession at closing/funding; For sale by Marti Realty Group
• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $130 quarterly; Association transfer fee $250

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned home; Built by DR Horton; Approximately 14 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior; Located in the Solana Ridge subdivision; Community amenities: pool, park/playground, jogging trails, BBQ/grill, basketball court

Interior

• Kitchen: Kitchen (8 x 13)
• Bedrooms: Master bedroom on lower level (15 x 13); Bedroom 2 (11 x 11); Bedroom 3 (11 x 14)
• Flooring: Ceramic tile flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (8 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Some window coverings remain; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (19.8% below list).
• Recommended offer: $150k (31.9% below list) — sets the bar for cash-flow.

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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sun Valley El (math 21% / reading 29%, grade F, #3,013 of 4,322 statewide, top 70%, 650 students, 80% FRL); Francis R Scobee Middle (math 23% / reading 30%, grade F, #1,200 of 1,662 statewide, top 73%, 856 students, 73% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 + $-4 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 39 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $80k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,678 (31.9% 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 39 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.75%
• DSCR: 0.66
• GRM: 10.4

CMA / ARV

• ARV (median comp): $264,578
• List price: $219,900
• Delta: -16.89%
• 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
7202 Aldebaran Sun	0.35mi	3/2.0	1,579 (-0%)	1mo	$235,000	$149	82
7339 Galileo Line	0.11mi	3/2.0	1,428 (-10%)	4mo	$215,000	$151	76
8018 Radiant Sunset	0.41mi	3/2.0	1,626 (+3%)	2mo	$244,990	$151	74
7027 Dulce Mdw	0.33mi	3/2.0	1,656 (+5%)	4mo	$235,000	$142	73
7310 Aphelion	0.50mi	3/2.5	1,515 (-4%)	2mo	$134,900	$89	66
7439 Hercules Pt	0.73mi	3/2.0	1,653 (+5%)	2mo	$245,000	$148	57
8406 Mescal Pass	0.45mi	3/1.5	1,392 (-12%)	3mo	$175,000	$126	55
6915 Beltran Pass	0.54mi	3/2.0	1,399 (-12%)	2mo	$220,000	$157	54
7427 Draco Leap	0.56mi	3/2.0	1,380 (-13%)	1mo	$160,000	$116	52
6910 Beltran Pass	0.56mi	3/2.5	1,777 (+12%)	2mo	$239,999	$135	50
7371 Lyia Br	0.62mi	3/2.5	1,796 (+14%)	4mo	$219,900	$122	43
6614 Carmona	0.73mi	3/2.0	1,373 (-13%)	4mo	$224,900	$164	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: -13.1%
• Equity multiple: 0.40×
• Total profit: $-36,745
• Equity at exit: $63,832

10-year hold

• IRR: -9.0%
• Equity multiple: 0.11×
• Total profit: $-54,962
• Equity at exit: $76,714

Cash invested: $61,572 (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: 555
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$503 /mo · $6,039/yr
• Insurance: −$92
• HOA: −$43
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-398

Break-even live

Break-even rent $2,267

Max offer price $149,678

Occupancy floor —

Sensitivity live

Price	-10% $-273	-5% $-335	+0% $-398	+5% $-460	+10% $-522
Rent	-10% $-537	-5% $-467	+0% $-398	+5% $-328	+10% $-258
Rate	-1.0pp $-287	-0.5pp $-342	base $-398	+0.5pp $-454	+1.0pp $-512

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8126 Radiant Star San Antonio, TX	3.0	2.0	1635	$1,700	$1.04	13d	1	0.16mi
7123 Pandora Way San Antonio, TX	3.0	2.0	1651	$1,561	$0.95	14d	1	0.17mi
7323 Perseus Brk San Antonio, TX	4.0	2.5	1832	$1,895	$1.03	45d	1	0.20mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	26d	1	0.21mi
7326 Sirius Mesa San Antonio, TX	4.0	2.0	1691	$1,650	$0.98	26d	1	0.27mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	45d	1	0.28mi
8418 Fortuna Vly San Antonio, TX	3.0	2.5	1909	$1,700	$0.89	18d	1	0.33mi
8414 Piedras Crk San Antonio, TX	4.0	2.0	1560	$1,671	$1.07	45d	1	0.35mi
8423 Brazos Pt San Antonio, TX	3.0	2.0	1647	$1,750	$1.06	4d	1	0.40mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	45d	1	0.49mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	0d	1	0.49mi
7423 Vega Gap San Antonio, TX	4.0	2.0	1572	$2,400	$1.53	46d	1	0.54mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	19d	1	0.56mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	18d	7	0.57mi
7343 Lyia Br San Antonio, TX	3.0	2.5	1955	$2,095	$1.07	0d	1	0.60mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	18d	1	0.62mi
7639 Hercules Pt San Antonio, TX	3.0	2.0	1180	$1,550	$1.31	45d	1	0.74mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	14d	1	0.76mi
7451 Hercules Pt San Antonio, TX	3.0	2.0	1653	$1,795	$1.09	26d	1	0.76mi
210 Hallie Pass San Antonio, TX	3.0	2.5	2167	$1,795	$0.83	5d	1	0.77mi
6811 Freedom Hls San Antonio, TX	3.0	2.5	2054	$1,875	$0.91	4d	1	0.77mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	0.78mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	4d	1	0.86mi
9107 Selene Pl San Antonio, TX	4.0	2.0	1606	$1,750	$1.09	46d	1	0.88mi
9119 Selene Pl San Antonio, TX	4.0	2.0	1600	$1,800	$1.12	0d	1	0.89mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	26d	1	0.90mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	0.90mi
9126 Selene Pl San Antonio, TX	3.0	2.0	1420	$1,500	$1.06	45d	1	0.92mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	18d	1	0.92mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	26d	1	0.95mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	5d	1	0.95mi
154 Morning Valley St San Antonio, TX	3.0	2.0	1400	$1,300	$0.93	5d	1	0.95mi
9226 Selene Pl San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	6d	1	0.96mi
7050 Hallie Rdg San Antonio, TX	4.0	2.0	1620	$1,535	$0.95	14d	1	0.97mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,336	$0.87	6d	1	0.98mi
6127 Bright Valley Dr San Antonio, TX	3.0	2.0	1528	$1,365	$0.89	26d	1	0.98mi
9311 Selene Pl San Antonio, TX	3.0	2.0	1474	$1,595	$1.08	26d	1	0.99mi
9406 Coronal Rings San Antonio, TX	3.0	2.0	1474	$1,850	$1.26	45d	1	1.03mi
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,374	$1.39	18d	1	1.03mi
8615 Astral Pl San Antonio, TX	3.0	2.0	1450	$1,699	$1.17	45d	1	1.03mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 22 events

1. 2026-06-21
   statusdays on market $219,900 Active 39 DOM
2. 2026-06-18
   days on market $219,900 Back on Market 36 DOM
3. 2026-06-17
   days on market $219,900 Back on Market 35 DOM
4. 2026-06-16
   days on market $219,900 Back on Market 34 DOM
5. 2026-06-15
   days on market $219,900 Back on Market 33 DOM
6. 2026-06-13
   days on market $219,900 Back on Market 31 DOM
7. 2026-06-09
   days on market $219,900 Back on Market 27 DOM
8. 2026-06-08
   statusdays on market $219,900 Back on Market 26 DOM
9. 2026-06-07
   days on market $219,900 Active Option 25 DOM
10. 2026-06-04
    days on market $219,900 Active Option 22 DOM
11. 2026-06-03
    days on market $219,900 Active Option 21 DOM
12. 2026-06-02
    days on market $219,900 Active Option 20 DOM
13. 2026-06-02
    status $219,900 Active Option 19 DOM
14. 2026-06-01
    days on market $219,900 Price Change 19 DOM
15. 2026-05-31
    days on market $219,900 Price Change 18 DOM
16. 2026-05-13
    price $229,900 1005-char remark
17. 2026-05-13
    listed $299,900 New 1005-char remark
18. 2019-05-07
    soldstatus
19. 2019-05-06
    soldstatus Sold 346-char remark

    Show marketing remark (346 chars)

    Take comfort in this well maintained home full of included features, such as kitchen appliances, blinds, covered patio, 9' ceilings, tub w/separate shower, granite, upgraded cabinets and much more! This all adds value to this charming home. Whether you are a first-time home-buyer or looking for your next home, this beautiful home is a must see.

20. 2019-04-22
    status Pending 346-char remark

    Show marketing remark (346 chars)

    Take comfort in this well maintained home full of included features, such as kitchen appliances, blinds, covered patio, 9' ceilings, tub w/separate shower, granite, upgraded cabinets and much more! This all adds value to this charming home. Whether you are a first-time home-buyer or looking for your next home, this beautiful home is a must see.

21. 2019-04-05
    historical Active Option 346-char remark

    Show marketing remark (346 chars)

    Take comfort in this well maintained home full of included features, such as kitchen appliances, blinds, covered patio, 9' ceilings, tub w/separate shower, granite, upgraded cabinets and much more! This all adds value to this charming home. Whether you are a first-time home-buyer or looking for your next home, this beautiful home is a must see.

22. 2019-04-03
    listed $179,000 New 346-char remark

    Show marketing remark (346 chars)

    Take comfort in this well maintained home full of included features, such as kitchen appliances, blinds, covered patio, 9' ceilings, tub w/separate shower, granite, upgraded cabinets and much more! This all adds value to this charming home. Whether you are a first-time home-buyer or looking for your next home, this beautiful home is a must see.

ⓘ 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: $6,039 · $503/mo
• Projected year-2 tax: $6,039 · $503/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $21,168
• − Mortgage interest: −$12,318
• − Property taxes: −$6,039
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$516
• − Depreciation: −$6,397
• Taxable loss: −$8,588
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-2,709/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 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

+22.8% since first listed

10 events — show timeline

• 2026-06-08 Relisted — LERA
• 2026-06-01 Contingent — LERA
• 2026-05-27 Price Changed $219,900 LERA
• 2026-05-13 Price Changed $229,900 LERA
• 2026-05-13 Listed $299,900 LERA
• 2019-05-07 Sold (Public Records) — Public Records
• 2019-05-06 Sold (MLS) — LERA
• 2019-04-22 Pending — LERA
• 2019-04-05 Contingent — LERA
• 2019-04-03 Listed $179,000 LERA

Property tax history

+7.6%/yr

Latest (2025): $6,039 · +5.1% YoY. Source: county tax records.