1 Towers Park Ln #1503 · San Antonio, TX 78209-6437

$15,000

1 bd · 1.0 ba · 688 sqft · SingleFamily public records · 543 Days on market

Built 1988 $22/sqft · 92% below area $2292/mo HOA · 225% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

LOCATED ON THE 15TH FLOOR WITH A GORGEOUS VIEW. WELCOME TO THE TOWERS FOR 55 YRS AND OLDER. ENJOY A LUXURY LIFESTYLE WITH THE MANY AMENITIES INCLUDED IN THE MONTHLY MAINTENANCE FEE WHICH INCLUDES: VALET SERVICE WILL PARK YOUR CAR AND TAKE YOUR THINGS UP TO YOUR UNIT, COVERED PARKING GARAGE, HVAC IS OWNED AND SERVICED BY THE CO-OP, CABLE, WATER, WIFI INCLUDED, LAURDRY FACILITIES ON EACH FLOOR, FITNESS CENTER w/ TRAINER.

Key facts

• Laundry facilities
• 15th floor
• Valet service

Tags

• 15TH FLOOR
• GORGEOUS VIEW
• VALET SERVICE
• COVERED PARKING GARAGE
• LAUNDRY FACILITIES
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate -123.4% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 1 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% 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 543 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $35k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; HOA is 225% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% 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 543 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: 6.78% ✓
• Cap rate: -123.44%
• Cash-on-cash: -463.32%
• DSCR: -19.61
• GRM: 1.2

CMA / ARV

• ARV (median comp): $180,497
• List price: $15,000
• Delta: -91.69%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: -22.82×
• Total profit: $-100,032
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: -48.85×
• Total profit: $-209,378
• Equity at exit: $10,394

Cash invested: $4,200 (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 78209-6437

• Active inventory: 1
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$79
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$6
• HOA: −$2,292
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-1,622

Break-even live

Break-even rent $3,069

Max offer price —

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Harry Wurzbach Rd San Antonio, TX	1.0–2.0	1.0–2.0	1264	$850	$0.67	15d	6	0.57mi
307 Victor St San Antonio, TX	2.0	1.0	612	$1,000	$1.63	24d	1	0.89mi
805 Eleanor Ave Unit B San Antonio, TX	1.0	1.0	500	$745	$1.49	44d	1	0.94mi
504 Elmhurst Ave #3 San Antonio, TX	1.0	1.0	612	$850	$1.39	4d	1	0.95mi
209 Victor St San Antonio, TX	1.0–2.0	1.0	620	$575	$0.93	24d	2	0.95mi
801 Eleanor Ave San Antonio, TX	1.0	1.0	500	$745	$1.49	44d	1	0.96mi
119 Andrews San Antonio, TX	2.0	1.0	750	$1,725	$2.30	2d	1	0.96mi
208 Victor St Unit 13 San Antonio, TX	1.0	1.0	545	$575	$1.06	18d	1	0.98mi
216 Lucas St Unit 8 San Antonio, TX	1.0	1.0	565	$800	$1.42	44d	1	0.99mi
152 Harrigan Ct Unit 6 Alamo Heights, TX	1.0	1.0	750	$1,230	$1.64	44d	1	1.01mi
152 Harrigan Ct Unit 2 Alamo Heights, TX	1.0	1.0	750	$1,250	$1.67	4d	1	1.01mi
451 Natalen Ave Apt 1201 San Antonio, TX	1.0	1.0	400	$950	$2.38	3d	1	1.09mi
451 Natalen Ave Unit 3101 San Antonio, TX	1.0	1.0	400	$940	$2.35	22d	1	1.09mi
539 Eleanor Ave San Antonio, TX	2.0	1.0	615	$1,180	$1.92	4d	2	1.15mi
539 Eleanor Ave Apt 305 San Antonio, TX	—	1.0	450	$1,061	$2.36	44d	1	1.15mi
240 Claremont Ave San Antonio, TX	1.0	1.0	700	$1,300	$1.86	12d	1	1.22mi
218 Claremont Ave Unit 4 San Antonio, TX	1.0	1.0	700	$895	$1.28	12d	1	1.26mi
455 Eleanor Ave Unit 1 San Antonio, TX	1.0	1.0	624	$850	$1.36	24d	1	1.28mi
101 Arcadia Pl San Antonio, TX	1.0	1.0	602	$900	$1.50	44d	1	1.28mi
133 Parland Pl #3 San Antonio, TX	1.0	1.0	710	$950	$1.34	4d	1	1.32mi
308 Natalen Ave Unit D San Antonio, TX	—	1.0	400	$775	$1.94	44d	1	1.32mi
308 Natalen Ave Unit C San Antonio, TX	1.0	1.0	675	$1,075	$1.59	44d	1	1.32mi
5441 N New Braunfels Ave Alamo Heights, TX	1.0	1.0	662	$975	$1.47	44d	1	1.33mi
417 Eleanor Ave Unit 2 San Antonio, TX	—	1.0	550	$800	$1.45	44d	1	1.36mi
514 Bee St San Antonio, TX	2.0	1.0	672	$895	$1.33	44d	1	1.37mi
512 Bee St San Antonio, TX	2.0	1.0	672	$845	$1.26	24d	1	1.37mi
5500 Broadway San Antonio, TX	3.0	1.0–2.0	1059	$2,260	$2.13	2d	16	1.43mi
211 Natalen Ave Unit 210 San Antonio, TX	1.0	1.0	675	$770	$1.14	44d	1	1.44mi
211 Natalen Ave Unit 204 San Antonio, TX	1.0	1.0	659	$820	$1.24	44d	1	1.44mi
3714 Binz Engleman Rd San Antonio, TX	1.0–3.0	1.0–2.0	955	$899	$0.94	15d	16	1.44mi
1315 E Mulberry Ave Apt 17 San Antonio, TX	1.0	1.0	700	$1,050	$1.50	4d	1	1.45mi
218 Natalen Ave San Antonio, TX	1.0	1.0	500	$975	$1.95	3d	1	1.46mi
340 Montclair St San Antonio, TX	1.0	1.0	720	$980	$1.36	24d	1	1.46mi
215 Eleanor Ave #2 San Antonio, TX	1.0	1.0	650	$1,195	$1.84	24d	1	1.47mi
1235 E Mulberry Ave San Antonio, TX	2.0	1.0–2.0	914	$2,272	$2.48	2d	30	1.49mi

HOA detail

• Monthly dues: $2,292 · $27,504/yr
• Likely covers: waterinternetcablegym

Listing history 17 events

1. 2026-06-07
   days on market $15,000 Active 543 DOM
2. 2026-06-04
   days on market $15,000 Active 540 DOM
3. 2026-06-03
   days on market $15,000 Active 539 DOM
4. 2026-06-02
   days on market $15,000 Active 538 DOM
5. 2026-06-01
   days on market $15,000 Active 537 DOM
6. 2026-05-31
   days on market $15,000 Active 536 DOM
7. 2025-07-21
   price $15,000 422-char remark

   Show marketing remark (422 chars)

   LOCATED ON THE 15TH FLOOR WITH A GORGEOUS VIEW. WELCOME TO THE TOWERS FOR 55 YRS AND OLDER. ENJOY A LUXURY LIFESTYLE WITH THE MANY AMENITIES INCLUDED IN THE MONTHLY MAINTENANCE FEE WHICH INCLUDES: VALET SERVICE WILL PARK YOUR CAR AND TAKE YOUR THINGS UP TO YOUR UNIT, COVERED PARKING GARAGE, HVAC IS OWNED AND SERVICED BY THE CO-OP, CABLE, WATER, WIFI INCLUDED, LAURDRY FACILITIES ON EACH FLOOR, FITNESS CENTER w/ TRAINER.

8. 2025-02-26
   price $29,900 422-char remark

   Show marketing remark (422 chars)

   LOCATED ON THE 15TH FLOOR WITH A GORGEOUS VIEW. WELCOME TO THE TOWERS FOR 55 YRS AND OLDER. ENJOY A LUXURY LIFESTYLE WITH THE MANY AMENITIES INCLUDED IN THE MONTHLY MAINTENANCE FEE WHICH INCLUDES: VALET SERVICE WILL PARK YOUR CAR AND TAKE YOUR THINGS UP TO YOUR UNIT, COVERED PARKING GARAGE, HVAC IS OWNED AND SERVICED BY THE CO-OP, CABLE, WATER, WIFI INCLUDED, LAURDRY FACILITIES ON EACH FLOOR, FITNESS CENTER w/ TRAINER.

9. 2024-12-10
   listed $50,000 New 422-char remark

   Show marketing remark (422 chars)

   LOCATED ON THE 15TH FLOOR WITH A GORGEOUS VIEW. WELCOME TO THE TOWERS FOR 55 YRS AND OLDER. ENJOY A LUXURY LIFESTYLE WITH THE MANY AMENITIES INCLUDED IN THE MONTHLY MAINTENANCE FEE WHICH INCLUDES: VALET SERVICE WILL PARK YOUR CAR AND TAKE YOUR THINGS UP TO YOUR UNIT, COVERED PARKING GARAGE, HVAC IS OWNED AND SERVICED BY THE CO-OP, CABLE, WATER, WIFI INCLUDED, LAURDRY FACILITIES ON EACH FLOOR, FITNESS CENTER w/ TRAINER.

10. 2021-06-28
    soldstatus Sold 1437-char remark

    Show marketing remark (1437 chars)

    This 1bed/1bath is situated on the 15th floor and has a beautiful, scenic view of the Belmeade Park! This unit had a bathroom remodel to include a walk-in shower * A full size kitchen with all matching appliances that convey with the purchase* Walk-in closet* Carpet through out the living room and bedroom* Ceramic Title in kitchen and bathroom * Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a stress free life of luxury here at The Towers on Park Lane. For more information, visit thetowersonparklane.com

11. 2021-06-01
    historical Active Option 1437-char remark

    Show marketing remark (1437 chars)

    This 1bed/1bath is situated on the 15th floor and has a beautiful, scenic view of the Belmeade Park! This unit had a bathroom remodel to include a walk-in shower * A full size kitchen with all matching appliances that convey with the purchase* Walk-in closet* Carpet through out the living room and bedroom* Ceramic Title in kitchen and bathroom * Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a stress free life of luxury here at The Towers on Park Lane. For more information, visit thetowersonparklane.com

12. 2021-02-05
    listed $30,000 New 1437-char remark

    Show marketing remark (1437 chars)

    This 1bed/1bath is situated on the 15th floor and has a beautiful, scenic view of the Belmeade Park! This unit had a bathroom remodel to include a walk-in shower * A full size kitchen with all matching appliances that convey with the purchase* Walk-in closet* Carpet through out the living room and bedroom* Ceramic Title in kitchen and bathroom * Minutes from Downtown, The Towers is an active Independent Living, Luxury Cooperative designed for adult's ages 50 and better. The Towers offers 24-hour Resident Safety Officers, 24-hour Community Surveillance, On-site Maintenance, Pest Control, Weekly Housekeeping, Valet & Concierge Services, Shuttle Buses to nearby stores, Indoor Heated Swimming Pool with Jacuzzi, 4 Acre Park with Walking Path, Group Fitness Classes, Locker Rooms & Showers, Fitness Instructor 7 days a week, laundry facilities on each floor, Secured Covered Parking, Wi-Fi in Select Areas, Utilities Included except for electricity & landline/internet, Library, Community Rooms, and Basic Cable including HBO & Showtime. A couple key points when considering our community as your future home include the following: purchases are all cash sales, there is no financing involved, and we have a no pet policy with the exception of service animals and emotional support animals. Live a stress free life of luxury here at The Towers on Park Lane. For more information, visit thetowersonparklane.com

13. 2016-09-08
    soldstatus Sold
14. 2016-08-22
    status Pending
15. 2016-08-02
    historical Active Option
16. 2016-07-21
    listed $58,500 New
17. 1991-06-01
    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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $12,199
• − Mortgage interest: −$840
• − Property taxes: −$574
• − Insurance: −$75
• − Repairs & maintenance: −$976
• − Management: −$976
• − HOA: −$27,504
• − Depreciation: −$436
• Taxable loss: −$19,182
• Est. tax savings @ 24.0%: +$4,604
• After-tax cash flow: $-14,856/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-74.4% since first listed

11 events — show timeline

• 2025-07-21 Price Changed $15,000 LERA
• 2025-02-26 Price Changed $29,900 LERA
• 2024-12-10 Listed $50,000 LERA
• 2021-06-28 Sold (MLS) — LERA
• 2021-06-01 Contingent — LERA
• 2021-02-05 Listed $30,000 LERA
• 2016-09-08 Sold (MLS) — LERA
• 2016-08-22 Pending — LERA
• 2016-08-02 Contingent — LERA
• 2016-07-21 Listed $58,500 LERA
• 1991-06-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $574 · -41.2% YoY. Source: county tax records.