8335 Swift Eagle Dr · San Antonio, TX 78242

$155,000

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 138 Days on market

Built 1965 6,577 sqft lot $132/sqft · at area comps Est $158k · at est.

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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).

• Cash flow +14.7/30.0
• ARV discount +8.3/15.0
• 1% rule +5.2/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8335 Swift Eagle, a well-located 3-bedroom, 1.5-bath home offering a functional layout and comfortable living spaces. Step outside to enjoy the covered back patio-perfect for relaxing or entertaining year-round. Conveniently situated near major highways, shopping, dining, and everyday essentials, with quick access to Lackland AFB. No HOA. Schedule your showing today!

Key facts

• Covered back patio
• 6,577 sq ft lot
• Built 1965

Tags

• COVERED BACK PATIO
• QUICK ACCESS TO LACKLAND AFB

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $40 ($474/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Indian Creek El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 442 students, 95% FRL); Sharon Christa Mcauliffe Middle (math 12% / reading 24%, grade F, #1,491 of 1,662 statewide, top 91%, 677 students, 92% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 138 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 2.5% of price.
• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $157,860
• List price: $155,000
• Delta: -1.81%
• 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
8519 Rain Dance	0.40mi	3/1.0	1,173 (-0%)	2mo	$165,000	$141	77
5530 Prairie Flower	0.33mi	3/1.0	1,320 (+12%)	2mo	$104,900	$79	60
5643 Vista Pont	0.74mi	3/2.0	1,226 (+4%)	0mo	$215,000	$175	56
7502 Apple Vly	0.70mi	4/1.0 (+1)	1,178 (+0%)	7mo	$122,000	$104	54
8756 Seven Seas	0.71mi	3/2.0	1,220 (+4%)	7mo	$175,000	$143	53
5762 Sunset Pt	0.73mi	3/2.0	1,226 (+4%)	5mo	$223,750	$183	53
5718 Sunset Pt	0.71mi	3/2.0	1,226 (+4%)	7mo	$210,000	$171	52
8603 Standing Rock St	0.71mi	4/2.0 (+1)	1,260 (+7%)	1mo	$170,000	$135	47
5910 Fairgreen	0.50mi	2/2.0 (-1)	1,024 (-13%)	4mo	$99,950	$98	45
8757 Port Of Call	0.75mi	3/1.0	1,048 (-11%)	1mo	$145,000	$138	44
6034 Pine Vly	0.62mi	3/1.0	1,008 (-14%)	7mo	$137,000	$136	40
8762 Port Of Call	0.74mi	3/2.0	1,345 (+14%)	7mo	$198,500	$148	34

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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-27,106
• Equity at exit: $23,111

10-year hold

• IRR: -19.2%
• Equity multiple: 0.13×
• Total profit: $-37,756
• Equity at exit: $13,402

Cash invested: $43,400 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$813
• Tax from tax record: −$326 /mo · $3,913/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $40

Break-even live

Break-even rent $1,523

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $83	+0% $40	+5% $-4	+10% $-48
Rent	-10% $-85	-5% $-23	+0% $40	+5% $102	+10% $164
Rate	-1.0pp $118	-0.5pp $79	base $40	+0.5pp $-1	+1.0pp $-42

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	19d	1	0.29mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	12d	1	0.35mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	24d	1	0.36mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	0.45mi
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	18d	1	0.61mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	6d	24	0.66mi
8619 Standing Rock St San Antonio, TX	4.0	2.0	1176	$1,420	$1.21	6d	1	0.73mi
8722 Tesoro Hls San Antonio, TX	3.0	1.5	1170	$1,475	$1.26	13d	1	0.76mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	5d	31	0.76mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	0.81mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	45d	1	0.87mi
5331 Beryl Cv San Antonio, TX	3.0	2.0	1301	$2,000	$1.54	6d	1	0.92mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,050	$1.14	0d	1	0.98mi
5806 Machaela Trce San Antonio, TX	3.0	2.0	1322	$1,497	$1.13	0d	1	0.99mi
5810 Machaela Trce San Antonio, TX	3.0	2.0	1444	$1,800	$1.25	0d	1	0.99mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	1.01mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	26d	1	1.03mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	6d	1	1.04mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	14d	1	1.09mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	6d	1	1.12mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	26d	1	1.14mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	18d	7	1.19mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	4d	1	1.24mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	0d	1	1.25mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	26d	1	1.26mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	18d	1	1.29mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	6d	1	1.31mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	24d	1	1.32mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	45d	1	1.32mi
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,374	$1.39	18d	1	1.33mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,395	$1.38	0d	1	1.33mi
326 Whitewood Dr San Antonio, TX	2.0	1.0	668	$1,216	$1.82	3d	8	1.40mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	1.43mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	1.50mi

Listing history 37 events

1. 2026-06-21
   days on market $155,000 Active 138 DOM
2. 2026-06-18
   days on market $155,000 Active 135 DOM
3. 2026-06-17
   days on market $155,000 Active 134 DOM
4. 2026-06-16
   days on market $155,000 Active 133 DOM
5. 2026-06-15
   days on market $155,000 Active 132 DOM
6. 2026-06-13
   days on market $155,000 Active 130 DOM
7. 2026-06-09
   days on market $155,000 Active 126 DOM
8. 2026-06-08
   days on market $155,000 Active 125 DOM
9. 2026-06-07
   days on market $155,000 Active 124 DOM
10. 2026-06-04
    days on market $155,000 Active 121 DOM
11. 2026-06-03
    days on market $155,000 Active 120 DOM
12. 2026-06-02
    days on market $155,000 Active 119 DOM
13. 2026-06-01
    days on market $155,000 Active 118 DOM
14. 2026-05-31
    days on market $155,000 Active 117 DOM
15. 2026-02-04
    price $155,000 380-char remark

    Show marketing remark (380 chars)

    Welcome to 8335 Swift Eagle, a well-located 3-bedroom, 1.5-bath home offering a functional layout and comfortable living spaces. Step outside to enjoy the covered back patio-perfect for relaxing or entertaining year-round. Conveniently situated near major highways, shopping, dining, and everyday essentials, with quick access to Lackland AFB. No HOA. Schedule your showing today!

16. 2026-02-03
    listed $159,999 New 380-char remark

    Show marketing remark (380 chars)

    Welcome to 8335 Swift Eagle, a well-located 3-bedroom, 1.5-bath home offering a functional layout and comfortable living spaces. Step outside to enjoy the covered back patio-perfect for relaxing or entertaining year-round. Conveniently situated near major highways, shopping, dining, and everyday essentials, with quick access to Lackland AFB. No HOA. Schedule your showing today!

17. 2025-12-31
    historical
18. 2025-07-07
    status Back on Market
19. 2025-05-31
    historical
20. 2024-10-28
    status Back on Market
21. 2024-09-30
    historical Active Option
22. 2024-09-30
    historical
23. 2024-08-29
    price $160,000
24. 2024-06-04
    price $170,000
25. 2024-04-30
    listed $180,000 New
26. 2017-06-21
    soldstatus
27. 2017-06-19
    soldstatus Sold
28. 2017-05-25
    status Pending
29. 2017-05-18
    historical Active Option
30. 2017-05-14
    listed $83,500 New
31. 2016-02-23
    soldstatus Sold
32. 2016-02-05
    soldstatus
33. 2016-01-12
    status Pending
34. 2015-12-16
    historical Active Option
35. 2015-10-16
    price $75,000
36. 2015-08-08
    listed $83,500 New
37. 1984-07-01
    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: $3,913 · $326/mo
• Projected year-2 tax: $3,913 · $326/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $18,881
• − Mortgage interest: −$8,682
• − Property taxes: −$3,913
• − Insurance: −$775
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$4,509
• Taxable loss: −$2,019
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $959/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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

+85.6% since first listed

23 events — show timeline

• 2026-02-04 Price Changed $155,000 LERA
• 2026-02-03 Listed $159,999 LERA
• 2025-12-31 Listing Removed — LERA
• 2025-07-07 Relisted — LERA
• 2025-05-31 Listing Removed — LERA
• 2024-10-28 Relisted — LERA
• 2024-09-30 Contingent — LERA
• 2024-09-30 Listing Removed — LERA
• 2024-08-29 Price Changed $160,000 LERA
• 2024-06-04 Price Changed $170,000 LERA
• 2024-04-30 Listed $180,000 LERA
• 2017-06-21 Sold (Public Records) — Public Records
• 2017-06-19 Sold (MLS) — LERA
• 2017-05-25 Pending — LERA
• 2017-05-18 Contingent — LERA
• 2017-05-14 Listed $83,500 LERA
• 2016-02-23 Sold (MLS) — LERA
• 2016-02-05 Sold (Public Records) — Public Records
• 2016-01-12 Pending — LERA
• 2015-12-16 Contingent — LERA
• 2015-10-16 Price Changed $75,000 LERA
• 2015-08-08 Listed $83,500 LERA
• 1984-07-01 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2025): $3,913 · -0.0% YoY. Source: county tax records.