5742 Butch Cyn · San Antonio, TX 78252

$200,000

3 bd · 2.5 ba · 1,553 sqft · SingleFamily public records · 18 Days on market

Built 2007 4,904 sqft lot $129/sqft · 7% below area Est $214k · 7% under $33/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 +10.4/15.0
• Cash flow +8.4/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks

A charming home near the neighborhood park and close to Potranca Creek, this home is nestled in a quiet neighborhood with schools and access to Hwy90/Loop1604 in proximity(3 minutes to access road). Neighborhood park features a gazebo, public restrooms, basketball court, walking trails, playground, and dog park. Less than 15 minute drive to Lackland AFB! This home boasts many upgrades and features. Garage is EV level 2 ready, kitchen has new beautiful quartz counter tops, new stove, dishwasher, and microwave over cooktop. LG Fridge included is 18 months old! Water heater is less than two years old. AC is about 2 years old and is energy efficient, yielding low energy bills during those hot s

Key facts

• Dog park
• Gazebo
• Basketball court

Tags

• NEIGHBORHOOD PARK
• GAZEBO
• BASKETBALL COURT
• WALKING TRAILS
• PLAYGROUND
• DOG PARK

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $200 semi-annually; Association transfer fee $150; Community amenities include park/playground, jogging trails, bike trails, BBQ/grill and basketball court

Exterior

• Parking: Attached 1-car garage
• Security: Pre-wired for security; Smoke alarm
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximately 19 years old; Slab foundation; Brick and wood exterior; Composition roof
• Construction: Brick and wood construction; Composition roof; Slab foundation; Built approximately 19 years ago
• Exterior features: Covered patio (main level); Deck (main level); Patio slab; Privacy fence; Special yard lighting; Mature trees

Interior

• Kitchen: Microwave; Stove/Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan and full bath (16 x 14); Bedroom 2 (12 x 14); Bedroom 3 (13 x 11)
• Flooring: Ceramic tile; Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with tub/shower combination (12 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Chandelier; Washer and dryer included; Microwave, stove/range, refrigerator, disposal, and dishwasher included; Owned water softener; Smoke alarm; Pre-wired for security; Electric water heater; One living area; All bedrooms on upper level; All window coverings remain
• Laundry & utility: Laundry located on upper level; Washer and dryer included; Electric water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.7% below list).
• Recommended offer: $168k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• 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: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% FRL); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% 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 74% 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 26d 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 $1k of equity ($1k 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 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,346 (15.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.85% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 9.8

CMA / ARV

• ARV (median comp): $214,025
• List price: $200,000
• Delta: 2.79%
• 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
5526 Bat	0.23mi	3/2.5	1,553 (0%)	4mo	$199,000	$128	86
11266 Magic Cyn	0.34mi	3/2.5	1,606 (+3%)	4mo	$219,000	$136	75
10740 Criterion	0.46mi	3/2.0	1,535 (-1%)	1mo	$276,950	$180	73
10750 Dazzle	0.50mi	3/2.0	1,535 (-1%)	1mo	$276,950	$180	72
5735 Sandy Cyn	0.09mi	3/2.5	1,749 (+13%)	5mo	$215,000	$123	71
10721 Dazzle	0.48mi	3/2.0	1,535 (-1%)	3mo	$316,500	$206	71
5870 Cosmic Crisp	0.37mi	4/2.0 (+1)	1,572 (+1%)	3mo	$276,950	$176	71
5634 Forest Cyn	0.54mi	3/2.5	1,553 (0%)	5mo	$214,999	$138	71
5926 Cosmic Crisp	0.37mi	3/2.5	1,470 (-5%)	4mo	$275,950	$188	70
10744 Criterion	0.46mi	3/2.0	1,489 (-4%)	2mo	$289,950	$195	68
5934 Cosmic Crisp	0.37mi	3/2.0	1,434 (-8%)	3mo	$272,950	$190	66
11014 Rosin Jaw Trl	0.73mi	3/2.0	1,528 (-2%)	3mo	$229,000	$150	59

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: -8.6%
• Equity multiple: 0.60×
• Total profit: $-22,163
• Equity at exit: $58,056

10-year hold

• IRR: -4.8%
• Equity multiple: 0.52×
• Total profit: $-26,625
• Equity at exit: $69,772

Cash invested: $56,000 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$361 /mo · $4,335/yr
• Insurance: −$83
• HOA: −$33
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-179

Break-even live

Break-even rent $1,932

Max offer price $168,346

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-123	+0% $-179	+5% $-236	+10% $-292
Rent	-10% $-314	-5% $-247	+0% $-179	+5% $-112	+10% $-44
Rate	-1.0pp $-78	-0.5pp $-128	base $-179	+0.5pp $-231	+1.0pp $-284

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5727 Sandy Cyn San Antonio, TX	3.0	2.5	1706	$1,490	$0.87	12d	1	0.09mi
5703 Fossil Cyn San Antonio, TX	3.0	2.0	1233	$1,420	$1.15	45d	1	0.15mi
5822 Blonde Cyn San Antonio, TX	3.0	2.0	1233	$1,390	$1.13	45d	1	0.16mi
5922 Hickory Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	25d	1	0.19mi
5535 Hidden Cyn San Antonio, TX	3.0	2.0	1233	$1,700	$1.38	25d	1	0.20mi
10930 Moonlit Cyn San Antonio, TX	3.0	2.0	1233	$1,345	$1.09	45d	1	0.22mi
11214 Indian Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	25d	1	0.23mi
11407 Indian Cyn San Antonio, TX	3.0	2.0	1097	$1,535	$1.40	6d	1	0.28mi
5722 Wildcat Cyn San Antonio, TX	3.0	2.5	1569	$1,526	$0.97	14d	1	0.33mi
5702 Wildcat Cyn San Antonio, TX	3.0	2.5	1553	$1,599	$1.03	6d	1	0.36mi
11230 Begonia Rock San Antonio, TX	4.0	2.0	2090	$1,925	$0.92	45d	1	0.42mi
11459 Coral Cyn San Antonio, TX	3.0	2.0	1097	$1,500	$1.37	25d	1	0.42mi
10903 Honey Crisp San Antonio, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	0d	47	0.42mi
11487 Coral Cyn San Antonio, TX	3.0	2.5	1553	$1,695	$1.09	25d	1	0.47mi
6175 Texas Cyn San Antonio, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	25d	1	0.50mi
5607 Forest Cyn San Antonio, TX	3.0	2.0	1097	$1,480	$1.35	45d	1	0.53mi
10615 Tattersall Blvd San Antonio, TX	4.0	2.5	2223	$1,950	$0.88	25d	1	0.65mi
10520 Pomme San Antonio, TX	3.0	2.5	1858	$1,795	$0.97	18d	1	0.85mi
10518 Egremont San Antonio, TX	3.0	2.0	1534	$2,200	$1.43	0d	1	0.88mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	45d	1	0.88mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,735	$0.97	0d	1	0.88mi
10909 Charreada Trl San Antonio, TX	3.0	2.0	1739	$1,800	$1.04	25d	1	0.90mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	22d	1	1.03mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	25d	1	1.04mi
11556 Mustang Grv San Antonio, TX	3.0	2.0	1929	$2,150	$1.11	22d	1	1.06mi
6710 Greensleeves San Antonio, TX	3.0	2.0	1534	$1,700	$1.11	45d	1	1.06mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	45d	1	1.07mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,595	$1.21	0d	1	1.07mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	25d	1	1.08mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	6d	1	1.12mi
3839 Browning Blf San Antonio, TX	3.0	2.0	1566	$1,899	$1.21	45d	1	1.13mi
4546 Longhorn Crst San Antonio, TX	4.0	2.0	1720	$2,200	$1.28	0d	1	1.13mi
11427 Long Trl San Antonio, TX	3.0	2.5	1444	$2,400	$1.66	0d	1	1.14mi
11806 Black Rose San Antonio, TX	4.0	2.5	2100	$2,150	$1.02	45d	1	1.14mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	0d	1	1.15mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	25d	1	1.17mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	45d	1	1.18mi
11811 Wolf Cyn San Antonio, TX	4.0	2.0	1893	$1,725	$0.91	45d	1	1.18mi
11803 Luckey Vis San Antonio, TX	3.0	2.5	1778	$1,711	$0.96	0d	1	1.20mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	0d	1	1.22mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 43 events

1. 2026-06-21
   days on market $200,000 Active 18 DOM
2. 2026-06-18
   days on market $200,000 Active 15 DOM
3. 2026-06-17
   days on market $200,000 Active 14 DOM
4. 2026-06-16
   days on market $200,000 Active 13 DOM
5. 2026-06-15
   statusdays on market $200,000 Active 12 DOM
6. 2026-06-13
   days on market $200,000 New 10 DOM
7. 2026-06-09
   days on market $200,000 New 6 DOM
8. 2026-06-08
   days on market $200,000 New 5 DOM
9. 2026-06-07
   days on market $200,000 New 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    pricestatusdays on marketlisting id $200,000 New 1 DOM
12. 2026-05-02
    historical
13. 2026-05-02
    historical
14. 2026-04-30
    listed $220,000 New
15. 2026-04-29
    historical
16. 2026-04-03
    listed $220,000 Active
17. 2026-03-18
    historical
18. 2026-02-09
    listed $220,000 Active
19. 2026-02-07
    status Back on Market
20. 2026-02-06
    historical
21. 2026-02-02
    historical Active Option
22. 2026-01-22
    listed $220,000 New
23. 2026-01-21
    historical
24. 2025-11-03
    listed $220,000 Active
25. 2025-10-07
    listed $220,000 New
26. 2025-09-02
    historical
27. 2025-08-19
    price $219,999
28. 2025-07-26
    price $229,999
29. 2025-06-17
    listed $238,999 New
30. 2018-05-02
    soldstatus
31. 2016-05-03
    soldstatus Sold
32. 2016-05-03
    soldstatus
33. 2016-04-18
    status Pending
34. 2016-04-08
    historical Active Option
35. 2016-03-31
    price $132,500
36. 2016-03-30
    status Back on Market
37. 2016-03-07
    historical Active Option
38. 2016-02-27
    listed $135,000 New
39. 2009-09-25
    soldstatus
40. 2009-08-07
    historical
41. 2009-06-26
    listed $92,000
42. 2009-06-26
    historical
43. 2008-07-14
    listed $120,000

ⓘ 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: $4,335 · $361/mo
• Projected year-2 tax: $4,335 · $361/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,463
• − Mortgage interest: −$11,203
• − Property taxes: −$4,335
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − HOA: −$396
• − Depreciation: −$5,818
• Taxable loss: −$5,563
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $-815/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

• 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

+66.7% since first listed

33 events — show timeline

• 2026-06-03 Listed $200,000 LERA
• 2026-05-02 Listing Removed — LERA
• 2026-05-02 Listing Removed — CTXMLS
• 2026-04-30 Listed $220,000 LERA
• 2026-04-29 Listing Removed — LERA
• 2026-04-03 Listed $220,000 CTXMLS
• 2026-03-18 Listing Removed — CTXMLS
• 2026-02-09 Listed $220,000 CTXMLS
• 2026-02-07 Relisted — LERA
• 2026-02-06 Listing Removed — CTXMLS
• 2026-02-02 Contingent — LERA
• 2026-01-22 Listed $220,000 LERA
• 2026-01-21 Listing Removed — LERA
• 2025-11-03 Listed $220,000 CTXMLS
• 2025-10-07 Listed $220,000 LERA
• 2025-09-02 Listing Removed — LERA
• 2025-08-19 Price Changed $219,999 LERA
• 2025-07-26 Price Changed $229,999 LERA
• 2025-06-17 Listed $238,999 LERA
• 2018-05-02 Sold (Public Records) — Public Records
• 2016-05-03 Sold (MLS) — LERA
• 2016-05-03 Sold (Public Records) — Public Records
• 2016-04-18 Pending — LERA
• 2016-04-08 Contingent — LERA
• 2016-03-31 Price Changed $132,500 LERA
• 2016-03-30 Relisted — LERA
• 2016-03-07 Contingent — LERA
• 2016-02-27 Listed $135,000 LERA
• 2009-09-25 Sold (MLS) — LERA
• 2009-08-07 Listing Removed — LERA
• 2009-06-26 Listing Removed — LERA
• 2009-06-26 Listed $92,000 LERA
• 2008-07-14 Listed $120,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $4,335 · -4.9% YoY. Source: county tax records.