8514 Standing Rock · San Antonio, TX 78242

$79,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 167 Days on market

Built 1972 6,011 sqft lot $87/sqft · 49% below area Est $155k · 49% under ↓ 11% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fixer-upper opportunity in Indian Creek! Single-story home with solid layout and strong value-add potential. Property is ready for renovation-ideal for investors, flippers, or buyers looking to customize. Convenient access to highways, shopping, and schools. Sold as-is. Cash or Owner financing preferred.

Key facts

• Ready for renovation
• 6,011 sq ft lot
• Garage

Tags

• FIXER-UPPER OPPORTUNITY
• STRONG VALUE-ADD POTENTIAL
• READY FOR RENOVATION
• CONVENIENT ACCESS TO HIGHWAYS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: schools C-, 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.
• Market conditions: Rents soft (-1.3%/yr); 91 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.71% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.15%
• DSCR: 2.12
• GRM: 4.9

CMA / ARV

• ARV (median comp): $154,740
• List price: $79,000
• Delta: -48.95%
• 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
5419 War Cloud	0.37mi	3/1.0	924 (+1%)	4mo	$141,000	$153	77
5422 Indian Pipe	0.31mi	3/1.0	888 (-3%)	7mo	$179,000	$202	75
8610 Big Creek Dr	0.13mi	3/2.0	928 (+2%)	14mo	$160,000	$172	75
8638 Standing Bear	0.32mi	3/2.0	947 (+4%)	2mo	$90,000	$95	73
5823 Bowsprit	0.66mi	3/1.0	900 (-1%)	3mo	$129,000	$143	65
5202 Sachem	0.57mi	3/2.0	948 (+4%)	4mo	$155,000	$164	59
5358 Trading Post Dr	0.49mi	3/1.5	930 (+2%)	17mo	$139,995	$151	58
8611 Little Beaver	0.74mi	3/1.0	912 (0%)	11mo	$169,700	$186	56
8215 Lazy Crk	0.35mi	3/1.0	784 (-14%)	6mo	$99,900	$127	56
5301 Castle Cv	0.50mi	3/1.0	852 (-7%)	14mo	$140,000	$164	54
5835 Adalone	0.71mi	3/1.5	975 (+7%)	5mo	$125,000	$128	49
8810 Five Palms	0.44mi	3/2.0	1,018 (+12%)	18mo	$162,900	$160	41

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: 15.0%
• Equity multiple: 1.58×
• Total profit: $12,818
• Equity at exit: $11,779

10-year hold

• IRR: 21.3%
• Equity multiple: 2.54×
• Total profit: $34,090
• Equity at exit: $6,830

Cash invested: $22,120 (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: 91
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$414
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $464

Break-even live

Break-even rent $766

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	21d	1	0.33mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	23d	1	0.35mi
7910 Dempsey Dr San Antonio, TX	2.0	1.0	550	$695	$1.26	43d	1	0.67mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	43d	1	0.72mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	4d	24	0.95mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	3d	31	0.99mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	4d	1	1.05mi

Listing history 18 events

1. 2026-06-18
   days on market $79,000 Active 167 DOM
2. 2026-06-17
   days on market $79,000 Active 166 DOM
3. 2026-06-16
   days on market $79,000 Active 165 DOM
4. 2026-06-15
   days on market $79,000 Active 164 DOM
5. 2026-06-13
   days on market $79,000 Active 162 DOM
6. 2026-06-09
   days on market $79,000 Active 158 DOM
7. 2026-06-08
   days on market $79,000 Active 157 DOM
8. 2026-06-07
   statusdays on market $79,000 Active 156 DOM
9. 2026-06-04
   days on market $79,000 Price Change 153 DOM
10. 2026-06-03
    days on market $79,000 Price Change 152 DOM
11. 2026-06-02
    days on market $79,000 Price Change 151 DOM
12. 2026-06-01
    days on market $79,000 Price Change 150 DOM
13. 2026-05-31
    days on market $79,000 Price Change 149 DOM
14. 2026-01-02
    listed $89,000 New 305-char remark

    Show marketing remark (305 chars)

    Fixer-upper opportunity in Indian Creek! Single-story home with solid layout and strong value-add potential. Property is ready for renovation-ideal for investors, flippers, or buyers looking to customize. Convenient access to highways, shopping, and schools. Sold as-is. Cash or Owner financing preferred.

15. 2025-06-02
    historical
16. 2025-03-14
    price $97,500
17. 2025-02-19
    listed $99,900 New
18. 2025-01-24
    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: $1,899 · $158/mo
• Projected year-2 tax: $1,899 · $158/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 · 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: $16,239
• − Mortgage interest: −$4,425
• − Property taxes: −$1,899
• − Insurance: −$395
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,298
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,454/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

-10.9% since first listed

5 events — show timeline

• 2026-01-02 Listed $89,000 LERA
• 2025-06-02 Listing Removed — LERA
• 2025-03-14 Price Changed $97,500 LERA
• 2025-02-19 Listed $99,900 LERA
• 2025-01-24 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,899 · -47.7% YoY. Source: county tax records.