13516 Waxman Spark · San Antonio, TX 78252

$214,000

3 bd · 2.5 ba · 1,866 sqft · SingleFamily public records · 63 Days on market

Built 2022 4,791 sqft lot Est $254k · 16% under $60/mo HOA · 3% of rent ↓ 27% since listing

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Why this score? — see what drove the C- 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 +14.6/15.0
• Cash flow +12.9/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

Spacious 4-bedroom, 2.5-bath home offering 1,866 square feet of comfortable living space. The open floor plan is ideal for entertaining, with a kitchen featuring gas cooking-perfect for the home chef. Upstairs, a versatile loft provides an excellent space for older kids, a media area, or a cozy retreat. Located in a vibrant community with fantastic amenities including a splash pad, gym, and more. Conveniently situated off Highway 211 and just 14 minutes from Lackland AFB, this home offers the perfect blend of suburban tranquility and everyday accessibility.

Key facts

• Open floor plan
• Splash pad
• Gym

Tags

• OPEN FLOOR PLAN
• KITCHEN FEATURING GAS COOKING
• VERSATILE LOFT
• SPLASH PAD
• GYM
• 14 MINUTES FROM LACKLAND AFB

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-17 ($-210/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (13.9% below list).
• Recommended offer: $184k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 63 days — a 6% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,255 (13.9% 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 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $253,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13516 Waxman Spark	0.00mi	4/2.5 (+1)	1,866 (0%)	1mo	$214,000	$115	94
13811 Buffalo Vly	0.35mi	4/2.5 (+1)	1,867 (+0%)	1mo	$249,999	$134	78
6551 Legato	0.29mi	4/2.5 (+1)	1,839 (-1%)	2mo	$249,900	$136	77
6419 Tempo Switch	0.21mi	3/2.5	1,631 (-13%)	2mo	$244,900	$150	68
6217 Grange	0.35mi	3/2.0	1,673 (-10%)	1mo	$255,000	$152	63
6403 Encore Oaks	0.44mi	4/2.0 (+1)	1,703 (-9%)	1mo	$275,000	$161	57
6429 Hoffman Pln	0.50mi	3/2.0	1,662 (-11%)	3mo	$289,900	$174	54
13007 Minuet Sway	0.66mi	4/2.0 (+1)	1,703 (-9%)	1mo	$285,500	$168	46
13930 Silos Mdws	0.59mi	4/2.0 (+1)	1,620 (-13%)	1mo	$217,120	$134	43
13911 Wool Park	0.65mi	4/2.0 (+1)	1,627 (-13%)	2mo	$215,000	$132	39
14014 Piglet Trl	0.69mi	4/2.0 (+1)	1,627 (-13%)	2mo	$210,000	$129	38
14076 Wool	0.74mi	4/2.0 (+1)	1,616 (-13%)	2mo	$209,900	$130	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.79×
• Total profit: $-12,768
• Equity at exit: $62,120

10-year hold

• IRR: -0.9%
• Equity multiple: 0.91×
• Total profit: $-5,267
• Equity at exit: $74,656

Cash invested: $59,920 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 558
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$89
• HOA: −$60
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-17

Break-even live

Break-even rent $1,865

Max offer price $210,911

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $43	+0% $-17	+5% $-78	+10% $-139
Rent	-10% $-163	-5% $-90	+0% $-17	+5% $55	+10% $128
Rate	-1.0pp $90	-0.5pp $37	base $-17	+0.5pp $-73	+1.0pp $-129

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.05mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	18d	1	0.12mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2252	$1,950	$0.87	44d	1	0.12mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	4d	1	0.19mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	25d	1	0.25mi
6814 Rondo Measure San Antonio, TX	4.0	2.5	2252	$1,850	$0.82	25d	1	0.29mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	25d	1	0.31mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	25d	1	0.31mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	25d	1	0.33mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.33mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	23d	1	0.33mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	25d	1	0.37mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	4d	1	0.38mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	17d	1	0.38mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	0.38mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	5d	1	0.42mi
6638 Hoffman Pln San Antonio, TX	3.0	2.0	1662	$1,850	$1.11	25d	1	0.44mi
6743 Arid Way San Antonio, TX	3.0	2.0	1910	$1,921	$1.01	44d	1	0.45mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	25d	1	0.46mi
6727 Hoffman Pln San Antonio, TX	4.0	2.5	2327	$2,100	$0.90	44d	1	0.47mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	25d	1	0.47mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	18d	1	0.49mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	25d	1	0.49mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	13d	1	0.50mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	44d	1	0.51mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	23d	1	0.51mi
13107 Minuet Sway San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	12d	1	0.54mi
13123 Minuet Sway San Antonio, TX	3.0	2.5	2241	$2,050	$0.91	44d	1	0.57mi
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	44d	1	0.58mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	13d	1	0.58mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	25d	1	0.59mi
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	5d	1	0.60mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	18d	1	0.60mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	25d	1	0.60mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	44d	1	0.62mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	25d	1	0.62mi
14007 Wool Park San Antonio, TX	4.0	2.5	1950	$1,599	$0.82	44d	1	0.64mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	25d	1	0.66mi
14010 Wool Park San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	18d	1	0.66mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	25d	1	0.66mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: gasgym

Listing history 16 events

1. 2026-04-10
   status Pending
2. 2026-04-03
   historical Active Option
3. 2026-03-11
   price $214,000
4. 2026-02-06
   listed $224,000 New
5. 2025-09-10
   historical
6. 2025-07-07
   listed $279,999 New
7. 2025-07-07
   historical
8. 2025-03-12
   price $284,999
9. 2025-01-10
   listed $289,000 New
10. 2023-02-04
    historical
11. 2023-01-30
    soldstatus Sold
12. 2022-11-13
    status Pending
13. 2022-10-25
    price $254,900
14. 2022-10-07
    price $264,900
15. 2022-09-07
    price $294,500
16. 2022-07-22
    listed $292,500 New

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$1,496/yr (+$125/mo · 61.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $22,111
• − Mortgage interest: −$11,987
• − Property taxes: −$2,420
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − HOA: −$720
• − Depreciation: −$6,225
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $714/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-26.8% since first listed

16 events — show timeline

• 2026-04-10 Pending — LERA
• 2026-04-03 Contingent — LERA
• 2026-03-11 Price Changed $214,000 LERA
• 2026-02-06 Listed $224,000 LERA
• 2025-09-10 Listing Removed — LERA
• 2025-07-07 Listing Removed — LERA
• 2025-07-07 Listed $279,999 LERA
• 2025-03-12 Price Changed $284,999 LERA
• 2025-01-10 Listed $289,000 LERA
• 2023-02-04 Listing Removed — LERA
• 2023-01-30 Sold (MLS) — LERA
• 2022-11-13 Pending — LERA
• 2022-10-25 Price Changed $254,900 LERA
• 2022-10-07 Price Changed $264,900 LERA
• 2022-09-07 Price Changed $294,500 LERA
• 2022-07-22 Listed $292,500 LERA

Property tax history

-36.4%/yr

Latest (2025): $2,420 · -57.8% YoY. Source: county tax records.