4222 Salado Crst · San Antonio, TX 78222

$205,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 61 Days on market

Built 2019 5,967 sqft lot $157/sqft · 11% below area Est $231k · 11% under $25/mo HOA · 1% 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 +12.6/15.0
• Cash flow +8.0/30.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home nestled in the heart of Southeast San Antonio. Offering 1,305 square feet of comfortable living space, this quaint residence is perfect for first-time buyers, downsizers, or anyone looking for a cozy home. Step inside to find a warm and inviting layout with just the right balance of functionality and comfort. The living area flows seamlessly into the kitchen and dining space, creating an ideal setting for everyday living and entertaining. Each bedroom provides a comfortable retreat, while the two full bathrooms add convenience for family and guests alike. Outside, enjoy a manageable yard with potential to personalize and make your own. The attached 1-car garage offers added storage and practicality. With its convenient location, cozy feel, and great use of space, this home is a true gem in Southeast San Antonio-ready for its next chapter.

Key facts

• 5,967 sq ft lot
• Garage
• Built 2019

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (14.6% below list).
• Recommended offer: $168k (18.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 40 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).
• This rent runs 32% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k 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 61 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,764 (18.2% 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 61 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 9.8

CMA / ARV

• ARV (median comp): $231,472
• List price: $205,000
• Delta: -11.44%
• 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
5614 Salado Fls	0.08mi	3/2.0	1,182 (-9%)	2mo	$189,000	$160	79
3530 Horizon Lk	0.41mi	3/2.0	1,272 (-2%)	2mo	$185,000	$145	76
5527 Rosillo Hl	0.50mi	3/2.0	1,310 (+0%)	1mo	$189,900	$145	75
8627 Green Bliss	0.43mi	3/2.5	1,360 (+4%)	1mo	$174,999	$129	70
8567 Green Bliss	0.43mi	3/2.5	1,360 (+4%)	1mo	$153,999	$113	70
8527 Green Bliss	0.43mi	3/2.5	1,360 (+4%)	2mo	$153,999	$113	69
3551 Lake Tahoe	0.27mi	3/2.0	1,131 (-13%)	2mo	$180,000	$159	64
4615 Flying Hooves	0.70mi	3/2.5	1,286 (-2%)	0mo	$199,990	$156	63
5954 Celestite Bnd	0.57mi	4/2.0 (+1)	1,359 (+4%)	1mo	$236,000	$174	61
4722 Beryl Loop	0.48mi	3/2.5	1,419 (+9%)	2mo	$245,095	$173	60
5962 Celestite Bnd	0.57mi	3/2.0	1,190 (-9%)	1mo	$225,000	$189	58
3831 Southton	0.74mi	3/2.5	1,415 (+8%)	1mo	$190,000	$134	49

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.23×
• Total profit: $-44,099
• Equity at exit: $30,566

10-year hold

• IRR: -12.4%
• Equity multiple: 0.22×
• Total profit: $-44,973
• Equity at exit: $17,725

Cash invested: $57,400 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$408 /mo · $4,900/yr
• Insurance: −$85
• HOA: −$25
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-211

Break-even live

Break-even rent $2,017

Max offer price $167,764

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	23d	1	0.04mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	1d	1	0.23mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	43d	1	0.39mi
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	14d	1	0.42mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	12d	1	0.48mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	16d	1	0.51mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	43d	1	0.52mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	19d	1	0.55mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	3d	1	0.57mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	21d	1	0.57mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	43d	1	0.57mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	23d	1	0.60mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	43d	1	0.61mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.61mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.62mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	23d	1	0.62mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	43d	1	0.62mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	0.63mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	10d	1	0.63mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.64mi
5823 Hematite Rim San Antonio, TX	4.0	2.0	1524	$1,695	$1.11	23d	1	0.64mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	23d	1	0.64mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	23d	1	0.64mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	43d	1	0.65mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	23d	1	0.65mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	17d	1	0.65mi
5130 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	43d	1	0.65mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	23d	1	0.66mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	43d	1	0.66mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	0.67mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	0.68mi
5418 Tourmaline Loop San Antonio, TX	3.0	2.0	1388	$1,575	$1.13	4d	1	0.68mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	4d	1	0.69mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	23d	1	0.69mi
5231 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	10d	1	0.70mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	0.71mi
5226 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	10d	1	0.72mi
5230 Jade Xing San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	23d	1	0.73mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	2d	1	0.84mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	21d	1	0.84mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 14 events

1. 2026-06-18
   days on market $205,000 Active 61 DOM
2. 2026-06-17
   days on market $205,000 Active 60 DOM
3. 2026-06-16
   days on market $205,000 Active 59 DOM
4. 2026-06-15
   days on market $205,000 Active 58 DOM
5. 2026-06-13
   days on market $205,000 Active 56 DOM
6. 2026-06-09
   days on market $205,000 Active 52 DOM
7. 2026-06-08
   days on market $205,000 Active 51 DOM
8. 2026-06-07
   days on market $205,000 Active 50 DOM
9. 2026-06-04
   days on market $205,000 Active 47 DOM
10. 2026-06-03
    days on market $205,000 Active 46 DOM
11. 2026-06-02
    days on market $205,000 Active 45 DOM
12. 2026-06-01
    days on market $205,000 Active 44 DOM
13. 2026-05-31
    days on market $205,000 Active 43 DOM
14. 2026-04-18
    listed $205,000 New 901-char remark

    Show marketing remark (901 chars)

    Welcome to this charming 3-bedroom, 2-bath home nestled in the heart of Southeast San Antonio. Offering 1,305 square feet of comfortable living space, this quaint residence is perfect for first-time buyers, downsizers, or anyone looking for a cozy home. Step inside to find a warm and inviting layout with just the right balance of functionality and comfort. The living area flows seamlessly into the kitchen and dining space, creating an ideal setting for everyday living and entertaining. Each bedroom provides a comfortable retreat, while the two full bathrooms add convenience for family and guests alike. Outside, enjoy a manageable yard with potential to personalize and make your own. The attached 1-car garage offers added storage and practicality. With its convenient location, cozy feel, and great use of space, this home is a true gem in Southeast San Antonio-ready for its next chapter.

ⓘ 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: $4,900 · $408/mo
• Projected year-2 tax: $4,900 · $408/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $21,008
• − Mortgage interest: −$11,483
• − Property taxes: −$4,900
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − HOA: −$300
• − Depreciation: −$5,964
• Taxable loss: −$6,025
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $-1,083/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

1 event — show timeline

• 2026-04-18 Listed $205,000 LERA

Property tax history

+38.8%/yr

Latest (2025): $4,900 · +3.7% YoY. Source: county tax records.