4206 Sunrise Creek Dr · San Antonio, TX 78244

$100,000

3 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 43 Days on market

Built 1986 6,229 sqft lot $92/sqft · 47% below area Est $189k · 47% under ↓ 31% 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 +29.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home offers 1,086 sq ft of living space with high ceilings, arched front windows, and a cozy fireplace that create a bright and inviting main living area. The kitchen features ample cabinet storage and a convenient pass-through overlooking the living space, giving the home an open and connected feel. Enjoy the convenience of an attached garage, covered carport, and a spacious backyard with mature trees and a deck perfect for relaxing, gardening, or entertaining. Per seller, the AC system is less than 2 years old, a recent HVAC tune-up has been completed, and the home and carpets have been professionally cleaned prior to listing. Conveniently located near schools, shop

Key facts

• Attached garage
• Covered carport
• Cozy fireplace

Tags

• HIGH CEILINGS
• ARCHED FRONT WINDOWS
• COZY FIREPLACE
• AMPLE CABINET STORAGE
• ATTACHED GARAGE
• COVERED CARPORT

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: SUNRISE

Exterior

• Parking: Attached 1-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximately 40 years old; Slab foundation; Wood exterior; Other roof type (see remarks)
• Construction: Wood exterior; Slab foundation; Other roof type (see remarks); Built about 40 years ago
• Exterior features: Deck/balcony; Privacy fence

Interior

• Kitchen: Cook top; Built-in oven; Eat-in kitchen (8 x 14)
• Bedrooms: Primary bedroom 10 x 16 with full bath; Bedroom 2 9 x 9; Bedroom 3 9 x 13
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: 2 full bathrooms; Primary bath with tub/shower combination, single vanity and garden tub; Primary bath 5 x 10
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Utility room inside; Utility area in garage; Some window coverings remain; Living room fireplace; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Utility area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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.
• 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: William Paschall El (math 16% / reading 29%, grade F, #3,311 of 4,322 statewide, top 77%, 739 students, 98% 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 89% FRL vs 57% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 187 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 0.8% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.53% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 5.4

CMA / ARV

• ARV (median comp): $189,210
• List price: $100,000
• Delta: -47.15%
• 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
6339 Aspen Farm	0.23mi	3/2.0	1,140 (+5%)	1mo	$105,000	$92	80
4134 Hunters Sun	0.26mi	3/2.0	1,131 (+4%)	2mo	$119,000	$105	79
4727 Gavlick Farm	0.15mi	3/2.0	1,189 (+10%)	2mo	$119,950	$101	76
4034 Indian Sunrise	0.46mi	3/1.0	1,091 (+0%)	1mo	$120,000	$110	73
4106 Alaskian Sunrise	0.27mi	3/1.0	1,153 (+6%)	2mo	$110,000	$95	72
4119 Sunrise Ter	0.24mi	3/1.0	989 (-9%)	2mo	$130,000	$131	68
4016 Sunrise Crk	0.44mi	3/2.0	1,008 (-7%)	5mo	$149,000	$148	64
4151 Sunrise Crk	0.18mi	3/1.0	951 (-12%)	5mo	$84,900	$89	63
4147 Frontier Sun	0.45mi	3/1.0	1,155 (+6%)	4mo	$160,000	$139	62
4131 Sunrise Pass	0.57mi	3/2.0	1,176 (+8%)	3mo	$169,000	$144	58
4007 Desert Cir	0.75mi	3/2.0	1,135 (+4%)	1mo	$179,000	$158	57
4027 Fire Sun	0.58mi	3/2.0	1,219 (+12%)	3mo	$159,900	$131	50

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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $4,096
• Equity at exit: $14,910

10-year hold

• IRR: 10.9%
• Equity multiple: 1.75×
• Total profit: $21,093
• Equity at exit: $8,646

Cash invested: $28,000 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$524
• Tax from tax record: −$273 /mo · $3,276/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $370

Break-even live

Break-even rent $1,062

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5954 Summer Fest Dr San Antonio, TX	2.0	1.0	919	$1,300	$1.41	43d	1	0.10mi
4711 Gavlick Farm San Antonio, TX	3.0	1.0	975	$1,250	$1.28	43d	1	0.13mi
4727 Gavlick Farm San Antonio, TX	3.0	2.0	1189	$1,425	$1.20	43d	1	0.16mi
4807 Georges Farm San Antonio, TX	3.0	2.0	1008	$1,295	$1.28	43d	1	0.20mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	43d	1	0.23mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	43d	1	0.26mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	2d	1	0.26mi
4411 Mystic Sunrise Dr San Antonio, TX	3.0	2.0	1120	$2,000	$1.79	23d	1	0.26mi
4107 Sunrise Point Dr San Antonio, TX	2.0	1.0	822	$1,095	$1.33	14d	1	0.29mi
4803 Highland Farm San Antonio, TX	3.0	2.0	1428	$880	$0.62	20d	1	0.31mi
5846 Sun Farm San Antonio, TX	3.0	2.0	1168	$1,425	$1.22	23d	1	0.34mi
5916 Mission Sunrise San Antonio, TX	3.0	1.0	860	$1,000	$1.16	23d	1	0.37mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	43d	1	0.39mi
4047 Indian Sunrise San Antonio, TX	3.0	1.0	1089	$1,150	$1.06	43d	1	0.42mi
4025 Coral Sunrise San Antonio, TX	4.0	1.0	825	$1,495	$1.81	3d	1	0.43mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	43d	1	0.44mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	43d	1	0.45mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	43d	1	0.48mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	43d	1	0.49mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	23d	1	0.52mi
6734 Summer Fest Dr Unit 128 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	43d	1	0.53mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	43d	1	0.54mi
6734 Summer Fest Dr Unit 148 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	14d	1	0.54mi
6734 Summer Fest Dr Unit 108 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	44d	1	0.54mi
6734 Summer Fest Dr Unit 130 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	23d	1	0.54mi
6734 Summer Fest Dr Unit 150 San Antonio, TX	3.0	2.5	1225	$1,575	$1.29	14d	1	0.54mi
6734 Summer Fest Dr Unit 114 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	14d	1	0.54mi
5415 N Foster Rd San Antonio, TX	1.0–2.0	1.0–2.0	872	$1,450	$1.66	2d	24	0.55mi
6734 Summer Fest Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	1d	8	0.55mi
4074 Gallery Sun Dr San Antonio, TX	2.0	1.0	969	$1,295	$1.34	43d	1	0.56mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	0.59mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	43d	1	0.61mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	0.61mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	23d	1	0.61mi
6254 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	43d	1	0.63mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	43d	1	0.64mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	23d	1	0.66mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	0.66mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.67mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	23d	1	0.67mi

Listing history 17 events

1. 2026-06-17
   status $100,000 Pending 43 DOM
2. 2026-06-17
   days on market $100,000 Back on Market 43 DOM
3. 2026-06-16
   days on market $100,000 Back on Market 42 DOM
4. 2026-06-16
   pricestatus $100,000 Back on Market 41 DOM
5. 2026-06-15
   days on market $145,000 Active Option 41 DOM
6. 2026-06-13
   days on market $145,000 Active Option 39 DOM
7. 2026-06-09
   days on market $145,000 Active Option 35 DOM
8. 2026-06-08
   statusdays on market $145,000 Active Option 34 DOM
9. 2026-06-07
   days on market $145,000 Active 33 DOM
10. 2026-06-04
    days on market $145,000 Active 30 DOM
11. 2026-06-03
    days on market $145,000 Active 29 DOM
12. 2026-06-02
    days on market $145,000 Active 28 DOM
13. 2026-06-01
    days on market $145,000 Active 27 DOM
14. 2026-05-31
    days on market $145,000 Active 26 DOM
15. 2026-05-11
    status Back on Market 817-char remark
16. 2026-05-07
    historical Active Option 817-char remark
17. 2026-05-05
    listed $145,000 New 817-char remark

ⓘ 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: $3,276 · $273/mo
• Projected year-2 tax: $3,276 · $273/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 ≥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: $18,369
• − Mortgage interest: −$5,602
• − Property taxes: −$3,276
• − Insurance: −$500
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$2,909
• Taxable income: $3,143
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,688/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 — 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): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

-31.0% since first listed

7 events — show timeline

• 2026-06-17 Pending — LERA
• 2026-06-16 Price Changed $100,000 LERA
• 2026-06-15 Relisted — LERA
• 2026-06-08 Contingent — LERA
• 2026-05-11 Relisted — LERA
• 2026-05-07 Contingent — LERA
• 2026-05-05 Listed $145,000 LERA

Property tax history

+12.0%/yr

Latest (2025): $3,276 · +12.2% YoY. Source: county tax records.