12225 Magnolia Blossom · San Antonio, TX 78247

$145,000

2 bd · 2.5 ba · 1,055 sqft · Townhouse public records · 75 Days on market

Built 1985 1,263 sqft lot $137/sqft · 8% below area Est $158k · 8% under $110/mo HOA · 8% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +9.5/30.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2-Bedroom, 2.5-Bathroom Townhome in Highly Desirable North Park Townhomes Community. Great Purchase Opportunity Priced Well-Below Appraisal Value. Fantastic Location Walking Distance to McAllister Park & Blossom Athletic Center, Easy Access to Wurzbach Pkwy & Hwy-281 to Shopping, Restaurants, Entertainment, & More. Small, Quiet Community with Assigned Parking Spaces, Sparkling Pool, Clubhouse, & Sports Court. Enjoy Low-Maintenance Layout & Style, Main Level Features Well-Equipped Kitchen with Appliances Included, Half-Bathroom, & Laundry Area with Washer/Dryer. Spacious Open Living Room with Tile Flooring & Cozy Wood-Burning Fireplace. Small Private Patio for Relaxation & Storage Closet. Second Level Complete with Brand-New Carpet, 2 Nicely-Sized Bedrooms, Each with Ensuite Bathroom with Tub/Shower. North East ISD Schools.

Key facts

• Small private patio
• $110 HOA
• Community pool

Tags

• EASY ACCESS TO WURZBACH PKWY
• ASSIGNED PARKING SPACES
• WELL-EQUIPPED KITCHEN
• LAUNDRY AREA WITH WASHER DRYER
• COZY WOOD BURNING FIREPLACE
• SMALL PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $145k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (12.2% below list).
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $127k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.7%/yr); 256 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 75 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 2.7% of price.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,337 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 8.3

CMA / ARV

• ARV (median comp): $158,194
• List price: $145,000
• Delta: -8.34%
• 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
1825 Budding	0.06mi	2/2.5	1,055 (0%)	6mo	$139,000	$132	92
12231 Magnolia Blossom	0.02mi	2/2.0	1,055 (0%)	6mo	$154,900	$147	92
1917 Budding	0.10mi	2/2.5	1,055 (0%)	5mo	$147,990	$140	91
1803 Garys Park	0.03mi	2/2.5	1,112 (+5%)	1mo	$149,999	$135	89
12273 Apricot Dr	0.15mi	2/2.5	1,055 (0%)	8mo	$160,000	$152	86
12232 Apricot	0.17mi	2/2.5	1,112 (+5%)	1mo	$175,000	$157	82
12215 Magnolia Blossom	0.01mi	2/2.5	1,140 (+8%)	6mo	$173,000	$152	81
12214 Apricot Dr	0.17mi	2/2.5	1,055 (0%)	15mo	$138,900	$132	80
12226 Apricot Dr	0.17mi	2/2.5	1,112 (+5%)	12mo	$159,000	$143	73
1929 Budding Blvd	0.12mi	2/2.5	1,140 (+8%)	12mo	$165,000	$145	71
12254 Lemon Blossom #12254	0.13mi	2/2.5	1,140 (+8%)	12mo	$169,700	$149	70
12446 Starcrest Dr #412	0.57mi	2/2.0	1,038 (-2%)	17mo	$175,000	$169	55

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: -25.5%
• Equity multiple: 0.16×
• Total profit: $-33,973
• Equity at exit: $21,620

10-year hold

• IRR: -41.0%
• Equity multiple: -0.32×
• Total profit: $-53,628
• Equity at exit: $12,537

Cash invested: $40,600 (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 78247

• Home prices YoY: -25.8%
• Rents YoY: -2.7%
• Active inventory: 256
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$760
• Tax from tax record: −$325 /mo · $3,898/yr
• Insurance: −$60
• HOA: −$110
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-100

Break-even live

Break-even rent $1,589

Max offer price $127,337

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Budding Blvd #1807 San Antonio, TX	2.0	1.5	855	$1,275	$1.49	44d	1	0.03mi
12127 Lemon Blossom San Antonio, TX	3.0	2.0	1353	$1,995	$1.47	44d	1	0.10mi
1953 Budding Blvd San Antonio, TX	2.0	1.5	872	$995	$1.14	16d	1	0.14mi
1955 Budding Blvd San Antonio, TX	2.0	1.5	920	$1,300	$1.41	16d	1	0.14mi
12511 Jones Maltsberger Rd San Antonio, TX	1.0–3.0	1.0–2.0	893	$1,347	$1.51	2d	13	0.25mi
12138 Cherry Blossom St San Antonio, TX	3.0	2.0	1283	$1,995	$1.55	44d	1	0.30mi
12315 Jones Maltsberger Rd San Antonio, TX	1.0–2.0	1.0–2.0	915	$1,275	$1.39	2d	3	0.33mi
12324 Starcrest Dr Apt 710 San Antonio, TX	2.0	2.0	850	$1,146	$1.35	3d	1	0.49mi
12446 Starcrest Dr San Antonio, TX	2.0	2.0	1038	$1,150	$1.11	44d	1	0.54mi
12446 Starcrest Dr San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,175	$1.34	15d	2	0.54mi
12474 Starcrest Dr San Antonio, TX	1.0–2.0	1.0–2.0	808	$1,329	$1.64	2d	25	0.55mi
1506 Lochshire St San Antonio, TX	3.0	2.0	1256	$2,500	$1.99	15d	1	0.65mi
2006 Oakline Dr San Antonio, TX	3.0	2.0	1431	$2,500	$1.75	18d	1	0.95mi
13018 Brook Garden Ln San Antonio, TX	2.0	2.0	1043	$1,750	$1.68	8d	1	0.96mi
13606 Dutch Myrtle San Antonio, TX	2.0	1.5	1150	$1,645	$1.43	44d	1	0.97mi
13618 Dutch Myrtle San Antonio, TX	2.0	1.5	950	$1,475	$1.55	44d	1	0.98mi
1327 Julienne San Antonio, TX	2.0	2.0	1352	$1,350	$1.00	44d	1	1.00mi
250 Heimer Rd Unit 710 San Antonio, TX	2.0	2.0	926	$1,091	$1.18	3d	1	1.06mi
950 E Bitters Rd San Antonio, TX	1.0–2.0	1.0–2.0	836	$1,230	$1.47	3d	16	1.14mi
13855 Brook Hollow Blvd San Antonio, TX	3.0	2.0	1441	$1,800	$1.25	24d	1	1.15mi
550 Heimer Rd Apt 710 San Antonio, TX	2.0	2.0	884	$1,227	$1.39	3d	1	1.17mi
13802 Cypress Hollow Dr San Antonio, TX	3.0	2.5	1481	$1,795	$1.21	24d	1	1.19mi
13018 Heimer Rd San Antonio, TX	1.0–2.0	1.0–2.0	871	$1,300	$1.49	3d	3	1.21mi
551 Heimer Rd San Antonio, TX	1.0	1.0	734	$1,075	$1.46	44d	1	1.21mi
13018 Heimer Rd Unit 10027 San Antonio, TX	1.0	1.0	935	$800	$0.86	8d	1	1.21mi
3207 Stoney Sq San Antonio, TX	3.0	2.0	1406	$1,847	$1.31	44d	1	1.25mi
12727 U.S. 281 San Antonio, TX	1.0–2.0	1.0–2.0	764	$1,204	$1.57	44d	6	1.36mi
3211 Stoney Grv San Antonio, TX	3.0	2.0	1009	$1,575	$1.56	24d	1	1.38mi
2718 Old Field Dr San Antonio, TX	2.0	2.5	1327	$1,950	$1.47	44d	1	1.39mi
3510 Stoney Dawn San Antonio, TX	3.0	2.0	1067	$1,850	$1.73	22d	1	1.43mi
12038 Stoney Xing San Antonio, TX	3.0	2.0	1343	$1,845	$1.37	8d	1	1.46mi
12015 Stoney Pass San Antonio, TX	3.0	2.0	1083	$1,650	$1.52	44d	1	1.50mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: poolparking

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 75 DOM
2. 2026-06-17
   days on market $145,000 Active 74 DOM
3. 2026-06-16
   days on market $145,000 Active 73 DOM
4. 2026-06-13
   days on market $145,000 Active 70 DOM
5. 2026-06-13
   days on market $145,000 Active 69 DOM
6. 2026-06-09
   days on market $145,000 Active 66 DOM
7. 2026-06-08
   days on market $145,000 Active 65 DOM
8. 2026-06-07
   days on market $145,000 Active 64 DOM
9. 2026-06-04
   days on market $145,000 Active 61 DOM
10. 2026-06-03
    days on market $145,000 Active 60 DOM
11. 2026-06-02
    days on market $145,000 Active 59 DOM
12. 2026-06-01
    days on market $145,000 Active 58 DOM
13. 2026-05-31
    days on market $145,000 Active 57 DOM
14. 2026-05-18
    price $145,000 876-char remark

    Show marketing remark (876 chars)

    Beautiful 2-Bedroom, 2.5-Bathroom Townhome in Highly Desirable North Park Townhomes Community. Great Purchase Opportunity Priced Well-Below Appraisal Value. Fantastic Location Walking Distance to McAllister Park & Blossom Athletic Center, Easy Access to Wurzbach Pkwy & Hwy-281 to Shopping, Restaurants, Entertainment, & More. Small, Quiet Community with Assigned Parking Spaces, Sparkling Pool, Clubhouse, & Sports Court. Enjoy Low-Maintenance Layout & Style, Main Level Features Well-Equipped Kitchen with Appliances Included, Half-Bathroom, & Laundry Area with Washer/Dryer. Spacious Open Living Room with Tile Flooring & Cozy Wood-Burning Fireplace. Small Private Patio for Relaxation & Storage Closet. Second Level Complete with Brand-New Carpet, 2 Nicely-Sized Bedrooms, Each with Ensuite Bathroom with Tub/Shower. North East ISD Schools.

15. 2026-04-04
    listed $150,000 New 876-char remark

    Show marketing remark (876 chars)

    Beautiful 2-Bedroom, 2.5-Bathroom Townhome in Highly Desirable North Park Townhomes Community. Great Purchase Opportunity Priced Well-Below Appraisal Value. Fantastic Location Walking Distance to McAllister Park & Blossom Athletic Center, Easy Access to Wurzbach Pkwy & Hwy-281 to Shopping, Restaurants, Entertainment, & More. Small, Quiet Community with Assigned Parking Spaces, Sparkling Pool, Clubhouse, & Sports Court. Enjoy Low-Maintenance Layout & Style, Main Level Features Well-Equipped Kitchen with Appliances Included, Half-Bathroom, & Laundry Area with Washer/Dryer. Spacious Open Living Room with Tile Flooring & Cozy Wood-Burning Fireplace. Small Private Patio for Relaxation & Storage Closet. Second Level Complete with Brand-New Carpet, 2 Nicely-Sized Bedrooms, Each with Ensuite Bathroom with Tub/Shower. North East ISD Schools.

16. 2025-05-13
    historical $850
17. 2025-05-05
    listed $850
18. 2025-05-05
    historical $850
19. 2025-05-01
    historical $850
20. 2025-05-01
    listed $850
21. 2025-03-25
    listed $850
22. 2022-03-16
    price $1,150

ⓘ 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: $3,898 · $325/mo
• Projected year-2 tax: $3,898 · $325/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,554
• − Mortgage interest: −$8,122
• − Property taxes: −$3,898
• − Insurance: −$725
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$1,320
• − Depreciation: −$4,218
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $-351/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 51,933
• Household income: $91,013
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 828.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 45% White 42% Two or more races 24% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 36% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 11% · Canada, Jamaica, Vietnam
• Languages at home: 74% English-only · Spanish 22% Vietnamese 1% Arabic 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: ▼ -89.75%
• Current HPI: 258.6065
• Rent YoY: ▼ -2.72%
• 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

+12508.7% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $145,000 LERA
• 2026-04-04 Listed $150,000 LERA
• 2025-05-13 Rental Removed $850 SHOWMOJO
• 2025-05-05 Listed for Rent $850 SHOWMOJO
• 2025-05-05 Rental Removed $850 SHOWMOJO2
• 2025-05-01 Rental Removed $850 SHOWMOJO
• 2025-05-01 Listed for Rent $850 SHOWMOJO2
• 2025-03-25 Listed for Rent $850 SHOWMOJO
• 2022-03-16 Price Changed $1,150 RENT.

Property tax history

+5.2%/yr

Latest (2025): $3,898 · -1.9% YoY. Source: county tax records.