918 Cook Bnd · San Antonio, TX 78221-3053

$198,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 65 Days on market

Built 2021 Good condition 527 sqft lot $137/sqft · 15% below area Est $233k · 15% under $27/mo HOA · 2% 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 +14.3/15.0
• Cash flow +7.0/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.2/10.0

Listing remarks

Looking for an Investment Home or are you Downsizing ?. .. This house, which is located in the BEAUTIFUL Mission Del Lago Subdivision, is for you !!!. .. It's near the Mission Del Lago Golf Course & has been nicely maintained. .. It's near the BOOMING Brooks City Base area full of places to shop, dine & relax. .. It's also just minutes from downtown. .. Come take a look !!!. ..

Key facts

• 2 garage spots
• Community pool
• Built 2021

Tags

• MISSION DEL LAGO SUBDIVISION
• MISSION DEL LAGO GOLF COURSE

Property features AI

Finance

• Other: Subdivision: Mission Del Lago
• Financial info: Down payment resource available; Property approved for short sale
• HOA & community: Mandatory HOA; Community amenities include pool and park/playground; HOA fee $325 annually; Association transfer fee $500

Exterior

• Parking: 2-car garage
• Utilities: Gas service: CPS; Electricity: CPS; Water: SAWS (water system); Sewer: SAWS
• Home design: Pre-owned single-family home; Approx. 5 years old; Siding exterior
• Construction: Slab foundation; Composition roof; Built by Lennar
• Exterior features: Patio slab; City view; Street paved with curbs, gutters and sidewalks; Streetlights; Asphalt city street

Interior

• Kitchen: Stove/Range; Dishwasher; Ice maker connection; Kitchen approx. 10 x 9
• Bedrooms: Master bedroom on lower level; Master bedroom approx. 14 x 13; Bedroom 2 approx. 14 x 10; Bedroom 3 approx. 12 x 10; All bedrooms downstairs
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity; Master bath approx. 7 x 7
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Cable TV available; High-speed internet available; Some window coverings remain; Garage door opener; Telephone service available
• Laundry & utility: Washer connection; Dryer connection; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.4% below list).
• Recommended offer: $147k (25.9% below list) — sets the bar for cash-flow.

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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 1 active listings in the ZIP; 26 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 $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,783 (25.9% 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 65 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.81% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 10.3

CMA / ARV

• ARV (median comp): $233,312
• List price: $198,000
• Delta: -15.14%
• 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
12060 Overton	0.11mi	3/2.0	1,450 (0%)	2mo	$225,000	$155	93
751 Vermilion	0.39mi	3/2.0	1,454 (+0%)	8mo	$234,999	$162	75
711 Cook Bnd	0.19mi	3/2.0	1,276 (-12%)	4mo	$154,000	$121	67
13234 Club House Blvd	0.54mi	4/2.0 (+1)	1,377 (-5%)	1mo	$246,675	$179	61
13215 Club House Blvd	0.49mi	3/2.0	1,548 (+7%)	10mo	$237,422	$153	58
13210 Club House Blvd	0.52mi	3/2.0	1,548 (+7%)	9mo	$240,822	$156	56
13126 Lorena Ochoa	0.53mi	4/2.0 (+1)	1,377 (-5%)	8mo	$218,409	$159	55
13214 Club House Blvd	0.53mi	4/2.0 (+1)	1,377 (-5%)	9mo	$218,704	$159	55
13226 Club House Blvd	0.55mi	3/2.0	1,315 (-9%)	8mo	$219,925	$167	52
13463 Furyk Dr	0.65mi	3/2.0	1,354 (-7%)	9mo	$192,049	$142	51
11742 Pelican Cv	0.62mi	3/2.0	1,635 (+13%)	4mo	$249,995	$153	47
13026 Lorena Ochoa	0.50mi	3/2.0	1,242 (-14%)	8mo	$215,025	$173	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.10×
• Total profit: $5,523
• Equity at exit: $89,029

10-year hold

• IRR: 5.4%
• Equity multiple: 1.83×
• Total profit: $45,758
• Equity at exit: $137,205

Cash invested: $55,440 (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 78221-3053

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$403 /mo · $4,840/yr
• Insurance: −$82
• HOA: −$27
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-290

Break-even live

Break-even rent $1,963

Max offer price $146,783

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-234	+0% $-290	+5% $-346	+10% $-402
Rent	-10% $-416	-5% $-353	+0% $-290	+5% $-227	+10% $-164
Rate	-1.0pp $-190	-0.5pp $-240	base $-290	+0.5pp $-341	+1.0pp $-393

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	0.04mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	22d	1	0.13mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	5d	1	0.17mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	0.22mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	19d	1	0.25mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	0d	1	0.25mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	0.27mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,073	$1.14	0d	1	0.28mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	14d	1	0.33mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	0.39mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,364	$1.48	0d	26	0.42mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	6d	1	0.42mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.50mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	0.51mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	0.54mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	0.56mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	0.62mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	25d	1	0.69mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	0.80mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	0.83mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,360	$1.50	0d	150	0.96mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	25d	1	0.97mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	6d	1	0.97mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	1.42mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.42mi
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	25d	1	1.44mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 24 events

1. 2026-06-21
   days on market $198,000 Active 65 DOM
2. 2026-06-18
   days on market $198,000 Active 62 DOM
3. 2026-06-17
   days on market $198,000 Active 61 DOM
4. 2026-06-16
   days on market $198,000 Active 60 DOM
5. 2026-06-15
   days on market $198,000 Active 59 DOM
6. 2026-06-13
   days on market $198,000 Active 57 DOM
7. 2026-06-13
   days on market $198,000 Active 56 DOM
8. 2026-06-09
   days on market $198,000 Active 53 DOM
9. 2026-06-08
   days on market $198,000 Active 52 DOM
10. 2026-06-07
    statusdays on market $198,000 Active 51 DOM
11. 2026-06-04
    days on market $198,000 Price Change 48 DOM
12. 2026-06-03
    days on market $198,000 Price Change 47 DOM
13. 2026-06-02
    days on market $198,000 Price Change 46 DOM
14. 2026-06-01
    days on market $198,000 Price Change 45 DOM
15. 2026-05-31
    days on market $198,000 Price Change 44 DOM
16. 2026-04-18
    listed $203,000 New 377-char remark
17. 2026-04-11
    historical $1,500
18. 2026-04-10
    listed $1,500
19. 2026-04-09
    historical $1,500
20. 2026-03-11
    listed $1,500
21. 2025-03-27
    historical $1,400
22. 2025-03-08
    price $1,400
23. 2025-02-15
    price $1,650
24. 2024-11-21
    listed $1,695

ⓘ 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: $4,840 · $403/mo
• Projected year-2 tax: $4,840 · $403/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 ≥109°F today · 20 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: $19,158
• − Mortgage interest: −$11,091
• − Property taxes: −$4,840
• − Insurance: −$990
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − HOA: −$324
• − Depreciation: −$5,760
• Taxable loss: −$6,912
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-1,820/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-family home in Mission Del Lago Subdivision is in good condition with modern appliances and neutral paint. It's located near golf courses, shopping, dining, and downtown, making it an attractive investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Add a small front porch or entryway — Improves curb appeal and adds functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add a small front porch or entryway — Improves curb appeal and adds functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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

+11581.4% since first listed

10 events — show timeline

• 2026-05-27 Price Changed $198,000 LERA
• 2026-04-18 Listed $203,000 LERA
• 2026-04-11 Rental Removed $1,500 APPFOLIO
• 2026-04-10 Listed for Rent $1,500 APPFOLIO
• 2026-04-09 Rental Removed $1,500 SABOR
• 2026-03-11 Listed for Rent $1,500 SABOR
• 2025-03-27 Rental Removed $1,400 SABOR
• 2025-03-08 Price Changed $1,400 SABOR
• 2025-02-15 Price Changed $1,650 SABOR
• 2024-11-21 Listed for Rent $1,695 SABOR

Property tax history

+56.2%/yr

Latest (2025): $4,840 · -4.6% YoY. Source: county tax records.