5030 Creekmoor · San Antonio, TX 78220

$169,000

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 228 Days on market

Built 1964 9,104 sqft lot $104/sqft · 12% below area Est $191k · 12% under

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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 +20.8/30.0
• ARV discount +12.7/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great Fixer Upper with a Casita in the back ready for the right buyer or investor looking to invest and renovate. Located in the up and coming Dellcrest minutes away from loop 410.

Key facts

• Casita
• Dellcrest
• 9,104 sq ft lot

Tags

• CASITA
• DELLCREST

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (1.7% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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.
• Zoned schools: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% FRL); Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 116 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,661/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 705% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1964 — 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: 0.98% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $190,991
• List price: $169,000
• Delta: -11.51%
• 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
5035 Wycliff	0.26mi	3/2.0	1,571 (-4%)	4mo	$234,500	$149	78
5363 Uecker Rd	0.44mi	3/2.0	1,629 (-0%)	13mo	$220,000	$135	69
2435 Irwin	0.51mi	3/2.0	1,600 (-2%)	14mo	$315,000	$197	61
4922 Stoneleigh Dr	0.29mi	3/2.0	1,566 (-4%)	22mo	$188,000	$120	61
4942 Stoneleigh Dr	0.26mi	3/2.0	1,521 (-7%)	20mo	$229,000	$151	60
4703 Seabreeze	0.58mi	3/2.0	1,592 (-2%)	14mo	$195,000	$122	57
5034 Hershey Dr	0.06mi	3/2.0	1,414 (-13%)	22mo	$187,000	$132	56
4835 Lakewood Dr	0.32mi	4/2.0 (+1)	1,490 (-9%)	18mo	$195,000	$131	51
4631 Bernadine Dr	0.60mi	3/1.0	1,484 (-9%)	9mo	$198,000	$133	46
2707 Christian Dr	0.71mi	4/2.0 (+1)	1,569 (-4%)	16mo	$218,000	$139	43
4715 Lakewood Dr	0.53mi	4/2.0 (+1)	1,492 (-9%)	20mo	$170,000	$114	39
2603 Kaiser Dr	0.66mi	3/1.5	1,432 (-12%)	18mo	$130,000	$91	32

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

Projected returns pro-forma

10.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.17×
• Total profit: $102,785
• Equity at exit: $152,249

10-year hold

• IRR: 23.5%
• Equity multiple: 6.99×
• Total profit: $283,611
• Equity at exit: $328,330

Cash invested: $47,320 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$886
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $232

Break-even live

Break-even rent $1,367

Max offer price $169,000

Occupancy floor 81%

Sensitivity live

Price	-10% $328	-5% $280	+0% $232	+5% $185	+10% $137
Rent	-10% $101	-5% $167	+0% $232	+5% $298	+10% $364
Rate	-1.0pp $317	-0.5pp $275	base $232	+0.5pp $189	+1.0pp $144

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	0.14mi
5026 Benham Dr San Antonio, TX	4.0	1.0	1700	$1,750	$1.03	19d	1	0.23mi
1415 Semlinger Rd San Antonio, TX	3.0	2.0	1508	$1,850	$1.23	14d	1	0.40mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	14d	1	0.63mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	0d	1	0.63mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	6d	1	0.68mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	13d	1	0.68mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	14d	1	0.69mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,350	$1.04	0d	1	0.83mi
2718 Bermuda Dr San Antonio, TX	3.0	2.0	1080	$1,400	$1.30	0d	1	0.84mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	6d	1	0.99mi
2027 Leesburg St San Antonio, TX	3.0	2.0	1506	$1,545	$1.03	45d	1	1.01mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	25d	1	1.07mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	25d	1	1.14mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	25d	1	1.15mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,495	$1.20	0d	1	1.17mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	45d	1	1.20mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	45d	1	1.22mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	21d	1	1.25mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	0d	1	1.25mi
2610 Lakebriar St San Antonio, TX	3.0	2.0	1724	$1,675	$0.97	45d	1	1.29mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	25d	1	1.36mi
4742 Pico Pico St San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	45d	1	1.39mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	4d	1	1.41mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	23d	1	1.41mi
122 Stolnet St San Antonio, TX	3.0	2.0	1120	$1,400	$1.25	0d	1	1.43mi
319 Charcliff Dr San Antonio, TX	3.0	2.0	1890	$1,495	$0.79	45d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $169,000 Active 228 DOM
2. 2026-06-18
   days on market $169,000 Active 225 DOM
3. 2026-06-17
   days on market $169,000 Active 224 DOM
4. 2026-06-16
   days on market $169,000 Active 223 DOM
5. 2026-06-15
   days on market $169,000 Active 222 DOM
6. 2026-06-13
   days on market $169,000 Active 220 DOM
7. 2026-06-09
   days on market $169,000 Active 216 DOM
8. 2026-06-08
   days on market $169,000 Active 215 DOM
9. 2026-06-07
   days on market $169,000 Active 214 DOM
10. 2026-06-04
    days on market $169,000 Active 211 DOM
11. 2026-06-03
    days on market $169,000 Active 210 DOM
12. 2026-06-02
    days on market $169,000 Active 209 DOM
13. 2026-06-01
    days on market $169,000 Active 208 DOM
14. 2026-05-31
    days on market $169,000 Active 207 DOM
15. 2026-05-09
    price $169,000 180-char remark

    Show marketing remark (180 chars)

    Great Fixer Upper with a Casita in the back ready for the right buyer or investor looking to invest and renovate. Located in the up and coming Dellcrest minutes away from loop 410.

16. 2026-05-09
    status Back on Market 180-char remark

    Show marketing remark (180 chars)

    Great Fixer Upper with a Casita in the back ready for the right buyer or investor looking to invest and renovate. Located in the up and coming Dellcrest minutes away from loop 410.

17. 2026-04-09
    historical 180-char remark

    Show marketing remark (180 chars)

    Great Fixer Upper with a Casita in the back ready for the right buyer or investor looking to invest and renovate. Located in the up and coming Dellcrest minutes away from loop 410.

18. 2025-10-07
    listed $149,000 New 180-char remark

    Show marketing remark (180 chars)

    Great Fixer Upper with a Casita in the back ready for the right buyer or investor looking to invest and renovate. Located in the up and coming Dellcrest minutes away from loop 410.

19. 2001-12-28
    soldstatus
20. 2001-11-05
    soldstatus
21. 1998-04-07
    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: $1,476 · $123/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,616/yr (+$135/mo · 109.5%)

ⓘ 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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,931
• − Mortgage interest: −$9,467
• − Property taxes: −$1,476
• − Insurance: −$845
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,916
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,780/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• 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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+13.4% since first listed

7 events — show timeline

• 2026-05-09 Price Changed $169,000 LERA
• 2026-05-09 Relisted — LERA
• 2026-04-09 Listing Removed — LERA
• 2025-10-07 Listed $149,000 LERA
• 2001-12-28 Sold (Public Records) — Public Records
• 2001-11-05 Sold (Public Records) — Public Records
• 1998-04-07 Sold (Public Records) — Public Records

Property tax history

-2.5%/yr

Latest (2025): $1,476 · +10.0% YoY. Source: county tax records.