5110 Happiness St · Kirby, TX 78219

$97,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 19 Days on market

Built 1965 9,670 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Rent growth +4.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Great Opportunity with Major Updates Already Done! With key improvements already in place, it's a fantastic opportunity for a buyer or investor looking to add value. Updates completed in 2014 include a roof, double-pane energy-efficient windows, new doors, updated lighting with ceiling fans and interior paint. The kitchen features granite countertops, travertine backsplash, updated appliances, and a convenient eating bar that opens to the living area. Enjoy a light, open floor plan with tile flooring in the living, dining, kitchen, and bathrooms, plus a separate dining room for added flexibility. Located in a quiet neighborhood with great neighbors and an active community, this home offers

Key facts

• Updated appliances
• Separate dining room
• Tile flooring

Tags

• GRANITE COUNTERTOPS
• TRAVERTINE BACKSPLASH
• UPDATED APPLIANCES
• EATING BAR
• TILE FLOORING
• SEPARATE DINING ROOM

Property features AI

Finance

• Financial info: Potential short sale (subject to 3rd party approval)
• HOA & community: Subdivision: Kirby Manor

Exterior

• Parking: 1-car garage
• Utilities: Gas supplied by CPS; Electricity supplied by CPS; Water supplied by Kirby; Sewer supplied by Kirby; Garbage service by Kirby; Water system and sewer system
• Home design: Pre-owned single-family property; Approximate age: 61 years
• Construction: Asbestos shingle and brick exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio slab; Chain link fence; Mature trees

Interior

• Kitchen: Kitchen (12 x 8); Stove/Range
• Bedrooms: Master bedroom on lower level with full bath (13 x 10); Bedroom 2 (11 x 10); Bedroom 3 (10 x 10); Bedroom 4 (15 x 11)
• Flooring: Ceramic tile; Linoleum; Unstained concrete
• Bathrooms: Two full bathrooms; Master bath with shower only (5 x 5)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Living and dining room combined; One living area; Utility room inside; Ground level / no steps; All bedrooms downstairs; Laundry on main level; Washer connection; Dryer connection; Stove/Range included
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $96k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 5.5% in Kirby — 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 64/100 on livability (#761 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hopkins El (math 20% / reading 21%, grade F, #3,515 of 4,322 statewide, top 82%, 788 students, 84% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 82% FRL vs 57% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($671 loan paydown + $3k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 7.7% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,545 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.06%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $194,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5346 Binz Engleman	0.32mi	3/2.0	1,418 (+2%)	0mo	$175,000	$123	81
5010 David Scott	0.27mi	3/2.0	1,356 (-2%)	9mo	$189,900	$140	76
3703 Hauck	0.32mi	3/2.0	1,412 (+2%)	8mo	$215,000	$152	75
5402 Happiness	0.36mi	3/2.0	1,399 (+1%)	8mo	$200,000	$143	75
5027 Cinderella	0.23mi	3/2.0	1,214 (-12%)	5mo	$215,000	$177	64
5229 Swann	0.38mi	3/1.0	1,479 (+7%)	7mo	$194,555	$132	62
4804 Aspen Wood	0.52mi	3/1.0	1,320 (-5%)	3mo	$179,900	$136	61
5251 Gordon Cooper	0.37mi	3/2.0	1,540 (+11%)	10mo	$239,000	$155	56
815 Hickory Hill Dr	0.71mi	3/2.0	1,316 (-5%)	4mo	$125,000	$95	55
4814 Dick Gordon	0.41mi	3/2.0	1,573 (+13%)	5mo	$149,900	$95	55
5358 Peppermint	0.71mi	3/2.0	1,293 (-7%)	2mo	$185,000	$143	54
5429 Boatman	0.63mi	3/2.0	1,491 (+8%)	6mo	$199,999	$134	53

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

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.06×
• Total profit: $55,825
• Equity at exit: $42,144

10-year hold

• IRR: 38.3%
• Equity multiple: 6.98×
• Total profit: $162,441
• Equity at exit: $63,827

Cash invested: $27,160 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 66
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,595 high
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $590

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 58%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5039 Ed White St Unit 78219 San Antonio, TX	3.0	2.0	1145	$1,600	$1.40	4d	1	0.16mi
5015 David Scott Dr San Antonio, TX	3.0	2.0	1356	$1,750	$1.29	24d	1	0.29mi
3407 Alan Shepard Dr San Antonio, TX	3.0	2.0	1174	$1,700	$1.45	24d	1	0.30mi
2707 Alan Shepard Dr San Antonio, TX	3.0	2.0	1285	$1,900	$1.48	44d	1	0.36mi
5003 Starfire St San Antonio, TX	3.0	2.0	1277	$1,650	$1.29	4d	1	0.40mi
3707 Autumn Ln San Antonio, TX	3.0	2.0	1340	$1,500	$1.12	44d	1	0.41mi
5019 Starfire St San Antonio, TX	3.0	2.0	1532	$2,100	$1.37	44d	1	0.42mi
5405 Borchers Dr San Antonio, TX	3.0	1.0	1024	$1,295	$1.26	3d	1	0.50mi
5212 Vinecrest Cir San Antonio, TX	3.0	2.5	1421	$2,100	$1.48	44d	1	0.54mi
2540 Corian Glen Dr San Antonio, TX	3.0	2.0	1178	$1,300	$1.10	22d	1	0.57mi
4819 Lunar San Antonio, TX	3.0	2.0	1148	$1,289	$1.12	4d	1	0.65mi
2644 Ackerman Rd San Antonio, TX	1.0–3.0	1.0–2.0	853	$1,230	$1.44	44d	1	0.75mi
4203 Misty Springs Dr San Antonio, TX	3.0	2.5	1525	$1,495	$0.98	24d	1	0.97mi
4334 Hickory Hill Dr San Antonio, TX	3.0	1.5	1129	$1,550	$1.37	11d	1	0.99mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	24d	1	1.08mi
5727 Jones Fall Dr San Antonio, TX	3.0	2.0	1544	$1,495	$0.97	24d	1	1.14mi
4545 Hoeneke St San Antonio, TX	2.0	2.0	995	$999	$1.00	4d	2	1.14mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	44d	1	1.15mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	1.16mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	1.17mi
4439 Misty Springs Dr San Antonio, TX	3.0	2.5	1591	$1,495	$0.94	12d	1	1.18mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	3d	1	1.21mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	44d	1	1.22mi
4074 Gallery Sun Dr San Antonio, TX	2.0	1.0	969	$1,295	$1.34	44d	1	1.22mi
4619 Dietrich Rd San Antonio, TX	1.0–3.0	1.0–1.5	775	$999	$1.29	44d	1	1.26mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	44d	1	1.27mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	1.28mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	1.28mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	24d	1	1.30mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	44d	1	1.32mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	20d	1	1.37mi
2414 Indian Frst San Antonio, TX	3.0	2.0	1604	$1,495	$0.93	24d	1	1.37mi
5846 Sun Farm San Antonio, TX	3.0	2.0	1168	$1,425	$1.22	24d	1	1.38mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	1.39mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	1.39mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	1.40mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	44d	1	1.40mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	22d	1	1.41mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	20d	1	1.41mi
2631 Sunset Bnd San Antonio, TX	3.0	2.0	1355	$1,650	$1.22	24d	1	1.41mi

Listing history 16 events

1. 2026-06-08
   status $97,000 Pending 19 DOM
2. 2026-06-07
   days on market $97,000 Active Option 19 DOM
3. 2026-06-04
   days on market $97,000 Active Option 16 DOM
4. 2026-06-03
   days on market $97,000 Active Option 15 DOM
5. 2026-06-02
   days on market $97,000 Active Option 14 DOM
6. 2026-06-01
   days on market $97,000 Active Option 13 DOM
7. 2026-05-31
   days on market $97,000 Active Option 12 DOM
8. 2026-05-19
   listed $97,000 New
9. 2014-12-22
   soldstatus
10. 2012-01-11
    soldstatus
11. 2009-12-15
    soldstatus
12. 2009-05-29
    soldstatus
13. 2004-02-06
    soldstatus
14. 2003-12-17
    historical
15. 2003-09-25
    listed $89,000
16. 1995-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,141
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$2,822
• Taxable income: $5,883
• Est. tax owed @ 24.0%: −$1,412
• After-tax cash flow: $5,665/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 of 826 in TX

Livability — Kirby

• Score: 64/100
• State rank: #761
• US rank: #13943

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirby, TX
• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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

+9.0% since first listed

9 events — show timeline

• 2026-05-19 Listed $97,000 LERA
• 2014-12-22 Sold (Public Records) — Public Records
• 2012-01-11 Sold (Public Records) — Public Records
• 2009-12-15 Sold (Public Records) — Public Records
• 2009-05-29 Sold (Public Records) — Public Records
• 2004-02-06 Sold (Public Records) — Public Records
• 2003-12-17 Listing Removed — LERA
• 2003-09-25 Listed $89,000 LERA
• 1995-08-01 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $5,376 · +10.4% YoY. Source: county tax records.