835 Utopia · San Antonio, TX 78223

$85,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 18 Days on market

Built 1957 8,407 sqft lot $87/sqft · 52% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

Key facts

• Expansive lot
• Renovation project
• 8,407 sq ft lot

Tags

• EXPANSIVE LOT
• RENOVATION PROJECT
• PROFITABLE INVESTMENT

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Located in PECAN VLY-FAIRLAWNSA/EC subdivision

Exterior

• Utilities: City water/sewer
• Home design: Pre-owned property; Approximate age: 69 years; Slab entry/foundation
• Construction: Slab foundation; Composition roof
• Exterior features: Other building exterior (see remarks)

Interior

• Kitchen: Kitchen approx. 6 x 12
• Bedrooms: Master bedroom with ceiling fan, approx. 10 x 10; Bedroom 2 approx. 10 x 10; Bedroom 3 approx. 9 x 9
• Flooring: Ceramic tile flooring; Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Other heating (see remarks); Central air conditioning; Other air conditioning (see remarks)
• Interior features: Ceiling fans throughout; Separate dining room; All bedrooms on main level; Some window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.4%/yr); 329 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 33% of the median local income ($52k/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 $588 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 + 0.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 4.2% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.69% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 4.9

CMA / ARV

• ARV (median comp): $175,321
• List price: $85,000
• Delta: -51.52%
• 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
875 Utopia	0.12mi	3/1.0	972 (-0%)	8mo	$155,000	$159	88
502 E Palfrey	0.33mi	3/1.0	960 (-2%)	11mo	$174,999	$182	72
274 Gayle Ave	0.40mi	3/1.0	988 (+1%)	8mo	$74,900	$76	72
394 Anton	0.29mi	3/1.0	912 (-6%)	8mo	$85,000	$93	69
310 Hatcher	0.16mi	3/2.0	1,064 (+9%)	6mo	$179,900	$169	68
390 Harcourt	0.17mi	3/1.0	832 (-15%)	4mo	$157,000	$189	65
227 Anton Dr	0.59mi	3/1.0	1,000 (+3%)	7mo	$143,250	$143	62
115 Tipperary	0.68mi	3/1.0	988 (+1%)	12mo	$159,900	$162	56
450 E Palfrey	0.39mi	3/2.0	884 (-9%)	9mo	$150,000	$170	55
407 Pickwell	0.72mi	3/2.0	1,044 (+7%)	2mo	$119,000	$114	49
3814 Anton	0.34mi	3/2.0	1,110 (+14%)	13mo	$97,500	$88	46
3942 Viewsite	0.62mi	3/2.0	1,088 (+12%)	12mo	$174,999	$161	38

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $5,162
• Equity at exit: $12,674

10-year hold

• IRR: 11.7%
• Equity multiple: 1.77×
• Total profit: $18,383
• Equity at exit: $7,349

Cash invested: $23,800 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 329
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$446
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $361

Break-even live

Break-even rent $983

Max offer price $85,000

Occupancy floor 70%

Sensitivity live

Price	-10% $410	-5% $385	+0% $361	+5% $337	+10% $313
Rent	-10% $248	-5% $305	+0% $361	+5% $418	+10% $475
Rate	-1.0pp $404	-0.5pp $383	base $361	+0.5pp $339	+1.0pp $317

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	4d	32	0.40mi
2566 Goliad Rd San Antonio, TX	1.0–2.0	1.0	600	$1,300	$2.17	24d	23	0.48mi
2566 Goliad Rd San Antonio, TX	2.0	1.0	600	$1,350	$2.25	5d	20	0.48mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	22d	10	0.54mi
115 Harcourt Ave San Antonio, TX	3.0	1.0	912	$1,500	$1.64	22d	1	0.55mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	15d	1	0.69mi
462 Utopia Ln San Antonio, TX	2.0	1.0	837	$1,215	$1.45	44d	1	0.73mi
462 Utopia Ln Unit W248 San Antonio, TX	2.0	1.0	837	$1,239	$1.48	18d	1	0.79mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	660	$998	$1.51	2d	6	0.88mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	22d	5	0.90mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	24d	1	0.97mi
7938 City Base Lndg San Antonio, TX	1.0–3.0	1.0–2.0	877	$1,610	$1.83	2d	18	1.06mi
3007 SE Military Dr Unit 710 San Antonio, TX	2.0	2.0	1010	$855	$0.85	4d	1	1.28mi
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	44d	1	1.29mi
4700 Stringfellow Dr San Antonio, TX	2.0	1.0–2.0	904	$922	$1.02	2d	3	1.39mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	44d	1	1.40mi
7310 S New Braunfels Ave Unit 710 San Antonio, TX	2.0	2.0	871	$1,132	$1.30	4d	1	1.42mi
7910 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1187	$2,640	$2.22	2d	48	1.49mi

Listing history 16 events

1. 2026-06-02
   status $85,000 Pending 18 DOM
2. 2026-06-01
   days on market $85,000 Active 18 DOM
3. 2026-05-31
   days on market $85,000 Active 17 DOM
4. 2026-05-14
   listed $85,000 New 730-char remark
5. 2015-08-07
   soldstatus
6. 2015-08-06
   soldstatus Sold 347-char remark

   Show marketing remark (347 chars)

   An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

7. 2015-07-15
   status Pending 347-char remark

   Show marketing remark (347 chars)

   An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

8. 2015-07-06
   historical Active Option 347-char remark

   Show marketing remark (347 chars)

   An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

9. 2015-06-22
   price $89,500 347-char remark

   Show marketing remark (347 chars)

   An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

10. 2015-06-12
    listed $91,500 New 347-char remark

    Show marketing remark (347 chars)

    An immaculate home that has been updated with new cabinets, tile in rest room and much more. Spacious back yard with large shed that has electricity. None of the applicianeces will stay but seller will replace the stove,dishwasher and vent a hood with new ones. House is spacious but owners have a lot of personal things that makes it look small.

11. 2006-06-21
    soldstatus
12. 2006-06-09
    soldstatus

    Show marketing remark (232 chars)

    A very nice home with new central ac. Home has new exterior and interior paint, new carpet and linoleum, new light fixtures, kitchen coutner top, and more. Spacious back yard. Nice neighborhood. Em to Lawyers title, Sylvia Valdez

13. 2006-04-13
    listed $74,500

    Show marketing remark (232 chars)

    A very nice home with new central ac. Home has new exterior and interior paint, new carpet and linoleum, new light fixtures, kitchen coutner top, and more. Spacious back yard. Nice neighborhood. Em to Lawyers title, Sylvia Valdez

14. 2006-02-28
    soldstatus
15. 2004-02-17
    soldstatus
16. 2003-11-13
    listed $49,500

ⓘ 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: $3,542 · $295/mo
• Projected year-2 tax: $3,542 · $295/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,283
• − Mortgage interest: −$4,761
• − Property taxes: −$3,542
• − Insurance: −$425
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,473
• Taxable income: $3,316
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $3,541/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

+71.7% since first listed

14 events — show timeline

• 2026-06-01 Pending — LERA
• 2026-05-14 Listed $85,000 LERA
• 2015-08-07 Sold (Public Records) — Public Records
• 2015-08-06 Sold (MLS) — LERA
• 2015-07-15 Pending — LERA
• 2015-07-06 Contingent — LERA
• 2015-06-22 Price Changed $89,500 LERA
• 2015-06-12 Listed $91,500 LERA
• 2006-06-21 Sold (Public Records) — Public Records
• 2006-06-09 Sold (MLS) — LERA
• 2006-04-13 Listed $74,500 LERA
• 2006-02-28 Sold (Public Records) — Public Records
• 2004-02-17 Sold (MLS) — LERA
• 2003-11-13 Listed $49,500 LERA

Property tax history

+5.7%/yr

Latest (2025): $3,542 · -2.0% YoY. Source: county tax records.