203 Creath · San Antonio, TX 78221

$160,000

4 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 38 Days on market

Built 1955 7,187 sqft lot $83/sqft · 21% below area Est $202k · 21% under ↓ 26% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• Appreciation +6.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

Key facts

• 7,187 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Finance

• Financial info: Approved for short sale; Not listed as Down Payment Resource eligible
• HOA & community: Subdivision legal name: BELLAIRE HAR

Exterior

• Parking: 2-car garage
• Utilities: Water system; Sewer system; Electric service
• Home design: Pre-owned home; Approximately 71 years old; Slab entry/foundation
• Construction: Slab foundation; Composition roof; Stucco construction; Built approximately 71 years ago
• Exterior features: Stucco exterior; Lot in BELLAIRE subdivision

Interior

• Kitchen: Kitchen (approx. 8 x 8); Walk-in pantry
• Bedrooms: Master bedroom on lower level with full bath (approx. 11 x 12); Bedroom 2 (approx. 11 x 12); Bedroom 3 (approx. 8 x 12); Bedroom 4 (approx. 13 x 9)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bathroom with tub/shower combination and double vanity (approx. 4 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Two living areas; Separate dining room; Two eating areas; Walk-in pantry; Utility room inside; Laundry on main level; Some window coverings remain; City garbage service
• Laundry & utility: Washer connection; Dryer connection; Laundry room / laundry on main level; Utility room (approx. 10 x 12)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $50 ($603/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bellaire El (math 19% / reading 20%, grade F, #3,583 of 4,322 statewide, top 86%, 497 students, 91% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 19 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).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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

• Watch-outs: property tax is 3.5% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.12% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 7.4

CMA / ARV

• ARV (median comp): $201,917
• List price: $160,000
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 Creath	0.53mi	3/2.0 (-1)	1,742 (-9%)	1mo	$205,000	$118	54
543 Ware Blvd	0.49mi	3/2.0 (-1)	1,959 (+2%)	23mo	$425,000	$217	49
1923 Clamp Ave	0.70mi	3/2.5 (-1)	2,045 (+6%)	10mo	$350,000	$171	41

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.21×
• Total profit: $9,333
• Equity at exit: $63,355

10-year hold

• IRR: 5.8%
• Equity multiple: 1.74×
• Total profit: $33,295
• Equity at exit: $91,421

Cash invested: $44,800 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$839
• Tax from tax record: −$461 /mo · $5,534/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $50

Break-even live

Break-even rent $1,730

Max offer price $160,000

Occupancy floor 92%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Langford Pl San Antonio, TX	3.0	2.0	1680	$1,600	$0.95	16d	1	0.25mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	23d	1	0.31mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	43d	1	0.32mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	23d	1	0.47mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	43d	1	0.58mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	23d	1	0.80mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	23d	1	0.82mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	21d	1	0.82mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	23d	1	0.84mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	43d	1	0.88mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	17d	1	1.02mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	10d	1	1.06mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	43d	1	1.08mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	43d	1	1.09mi
141 W Dickson Ave San Antonio, TX	3.0	2.0	1500	$1,600	$1.07	43d	1	1.12mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	23d	1	1.21mi
546 E Petaluma Blvd San Antonio, TX	3.0	2.0	1895	$1,650	$0.87	23d	1	1.31mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	11d	1	1.37mi
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	23d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 38 DOM
2. 2026-06-17
   days on market $160,000 Active 37 DOM
3. 2026-06-16
   days on market $160,000 Active 36 DOM
4. 2026-06-15
   days on market $160,000 Active 35 DOM
5. 2026-06-13
   days on market $160,000 Active 33 DOM
6. 2026-06-13
   days on market $160,000 Active 32 DOM
7. 2026-06-09
   days on market $160,000 Active 29 DOM
8. 2026-06-08
   days on market $160,000 Active 28 DOM
9. 2026-06-07
   days on market $160,000 Active 27 DOM
10. 2026-06-04
    days on market $160,000 Active 24 DOM
11. 2026-06-03
    days on market $160,000 Active 23 DOM
12. 2026-06-02
    days on market $160,000 Active 22 DOM
13. 2026-06-01
    days on market $160,000 Active 21 DOM
14. 2026-05-31
    days on market $160,000 Active 20 DOM
15. 2026-05-11
    listed $160,000 New 443-char remark
16. 2022-05-31
    soldstatus Sold 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

17. 2022-05-31
    soldstatus

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

18. 2022-04-29
    status Pending 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

19. 2022-04-29
    status Pending

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

20. 2022-04-12
    status Back on Market 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

21. 2022-04-12
    status Active

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

22. 2022-03-18
    status Pending 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

23. 2022-03-18
    historical Active RFR 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

24. 2022-03-18
    status Pending

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

25. 2022-02-01
    listed $215,000 New 640-char remark

    Show marketing remark (640 chars)

    House is on over sized corner lot with extra paved parking space on side of home. This home has 2 living spaces along with 2 dining rooms with a spacious walk in pantry. There are 3 bedrooms and 2 bathrooms down stairs. Upstairs there is a sitting room, 1/2 bath and bedroom with 2 window units, 1 in sitting room and 1 in bedroom. Also upstairs is a covered porch used for extra storage. The utility room is a 10x12 with cabinets and utility table. HVAC was installed 2 yrs ago, inside and out. All bedrooms, dining room and living room have ceiling fans installed. Brand new garbage disposable installed and 1 new window unit upstairs.

26. 2022-01-13
    listed $215,000 Active

ⓘ 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: $5,534 · $461/mo
• Projected year-2 tax: $5,534 · $461/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 ≥109°F today · 21 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: $21,526
• − Mortgage interest: −$8,962
• − Property taxes: −$5,534
• − Insurance: −$800
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$4,655
• Taxable loss: −$1,869
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,052/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-25.6% since first listed

12 events — show timeline

• 2026-05-11 Listed $160,000 LERA
• 2022-05-31 Sold (MLS) — LERA
• 2022-05-31 Sold (Public Records) — Public Records
• 2022-04-29 Pending — LERA
• 2022-04-29 Pending — CTXMLS
• 2022-04-12 Relisted — LERA
• 2022-04-12 Relisted — CTXMLS
• 2022-03-18 Pending — LERA
• 2022-03-18 Contingent — LERA
• 2022-03-18 Pending — CTXMLS
• 2022-02-01 Listed $215,000 LERA
• 2022-01-13 Listed $215,000 CTXMLS

Property tax history

+6.8%/yr

Latest (2025): $5,534 · +1.3% YoY. Source: county tax records.