4726 Flying Hooves · San Antonio, TX 78222

$199,990

2 bd · 3.0 ba · 1,106 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition 5,227 sqft lot $181/sqft · 15% below area Est $237k · 15% under $38/mo HOA · 2% of rent ↓ 12% since listing

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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 +14.5/15.0
• Cash flow +8.7/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.9/10.0
• DSCR +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the Sundial, where you're immediately greeted by the open family room, dining area, and kitchen at one end. The primary bedroom, complete with a walk-in closet and private primary bath, is also located on this side, along with a convenient laundry room. On the opposite side, you'll find an additional bedroom with a full bath and a one-car garage.

Key facts

• Island breakfast bar
• Gourmet kitchen
• Sundial floor plan

Tags

• SUNDIAL FLOOR PLAN
• OPEN-CONCEPT LIVING AREA
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER SPACE
• ISLAND BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.8% below list).
• Recommended offer: $158k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); Legacy Middle (math 13% / reading 24%, grade F, #1,478 of 1,662 statewide, top 90%, 1,137 students, 58% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• 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 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,475 (20.8% 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 33 days. Have you received any prior offers? Is the seller open to a 21% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.5

CMA / ARV

• ARV (median comp): $236,649
• List price: $199,990
• Delta: -15.49%
• 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
4726 Flying Hooves	0.00mi	2/3.0	1,106 (0%)	0mo	$199,990	$181	100
5206 Thistle Pl	0.05mi	2/2.0	1,106 (0%)	3mo	$216,490	$196	91
3030 Dreamweaver	0.18mi	2/2.0	1,106 (0%)	3mo	$220,740	$200	85
5215 Thistle Pl	0.15mi	2/2.0	1,106 (0%)	5mo	$214,990	$194	85
5315 Thistle Pl	0.13mi	2/2.0	1,106 (0%)	12mo	$217,990	$197	80
5242 Thistle Pl	0.14mi	3/2.5 (+1)	1,175 (+6%)	12mo	$218,990	$186	67
2514 Christian	0.54mi	3/2.0 (+1)	1,211 (+10%)	10mo	$134,900	$111	42
2822 Spokane	0.66mi	3/2.0 (+1)	1,180 (+7%)	11mo	$179,900	$152	40
5951 Pleasant	0.75mi	3/2.0 (+1)	1,230 (+11%)	10mo	$185,000	$150	29
2806 Tucker	0.60mi	3/2.0 (+1)	1,270 (+15%)	12mo	$203,000	$160	29
5935 Lake Victoria	0.75mi	2/1.0	981 (-11%)	12mo	$160,000	$163	28
3607 Southton Vw	0.73mi	3/2.5 (+1)	1,246 (+13%)	12mo	$177,560	$143	28

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-40,887
• Equity at exit: $29,819

10-year hold

• IRR: -11.2%
• Equity multiple: 0.29×
• Total profit: $-39,999
• Equity at exit: $17,291

Cash invested: $55,997 (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: 444
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$38
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-168

Break-even live

Break-even rent $1,798

Max offer price $175,661

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-99	+0% $-168	+5% $-237	+10% $-306
Rent	-10% $-293	-5% $-231	+0% $-168	+5% $-106	+10% $-43
Rate	-1.0pp $-67	-0.5pp $-117	base $-168	+0.5pp $-220	+1.0pp $-273

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: $49,998
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	25d	1	0.06mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	45d	1	0.16mi
2718 Bermuda Dr San Antonio, TX	3.0	2.0	1080	$1,400	$1.30	0d	1	0.24mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,350	$1.04	0d	1	0.25mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	0d	1	0.48mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	14d	1	0.49mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	14d	1	0.49mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	6d	1	0.49mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	45d	1	0.54mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	25d	1	0.72mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	45d	1	0.75mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	14d	1	0.78mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	5d	1	0.88mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	25d	1	0.88mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	18d	1	0.88mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	6d	1	0.99mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	45d	1	1.03mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	14d	1	1.04mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	4d	1	1.06mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	25d	1	1.09mi
5962 Celestite Bnd San Antonio, TX	3.0	2.0	1190	$1,723	$1.45	0d	1	1.10mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	4d	1	1.13mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,460	$1.03	0d	1	1.13mi
4570 Gato Calico Dr San Antonio, TX	3.0	2.0	1245	$1,475	$1.18	45d	1	1.14mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	1.19mi
4550 Otra Otra Dr San Antonio, TX	3.0	2.0	1245	$1,575	$1.27	19d	1	1.21mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	1.22mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.23mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.23mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	25d	1	1.24mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	25d	1	1.25mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	12d	1	1.25mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	19d	1	1.26mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	1.26mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	1.27mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	25d	1	1.27mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	1.29mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	25d	1	1.30mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	45d	1	1.30mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	6d	1	1.30mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 4 events

1. 2026-05-01
   price $199,990 358-char remark

   Show marketing remark (752 chars)

   Discover the elegance and comfort of the Sundial floor plan by Starlight Homes. This thoughtfully designed layout features 2 spacious bedrooms and 2 bathrooms, all on 1106 square feet. This 1 story home with an open-concept living area seamlessly blends the kitchen, dining, and living spaces, creating an inviting atmosphere for entertaining and everyday living. The gourmet kitchen boasts stainless steel appliances, ample counter space made from granite and island/breakfast bar.The master suite offers a private retreat with a luxurious en-suite bathroom and a generous walk-in closet. Additional highlights include a 1-car garage, energy-efficient features, and stylish finishes throughout. Experience the perfect blend of style and functionality.

2. 2026-05-01
   price $199,990 752-char remark

   Show marketing remark (752 chars)

   Discover the elegance and comfort of the Sundial floor plan by Starlight Homes. This thoughtfully designed layout features 2 spacious bedrooms and 2 bathrooms, all on 1106 square feet. This 1 story home with an open-concept living area seamlessly blends the kitchen, dining, and living spaces, creating an inviting atmosphere for entertaining and everyday living. The gourmet kitchen boasts stainless steel appliances, ample counter space made from granite and island/breakfast bar.The master suite offers a private retreat with a luxurious en-suite bathroom and a generous walk-in closet. Additional highlights include a 1-car garage, energy-efficient features, and stylish finishes throughout. Experience the perfect blend of style and functionality.

3. 2026-04-18
   listed $225,990 Active 358-char remark

   Show marketing remark (358 chars)

   Step into the Sundial, where you're immediately greeted by the open family room, dining area, and kitchen at one end. The primary bedroom, complete with a walk-in closet and private primary bath, is also located on this side, along with a convenient laundry room. On the opposite side, you'll find an additional bedroom with a full bath and a one-car garage.

4. 2026-04-17
   listed $225,990 New 752-char remark

   Show marketing remark (752 chars)

   Discover the elegance and comfort of the Sundial floor plan by Starlight Homes. This thoughtfully designed layout features 2 spacious bedrooms and 2 bathrooms, all on 1106 square feet. This 1 story home with an open-concept living area seamlessly blends the kitchen, dining, and living spaces, creating an inviting atmosphere for entertaining and everyday living. The gourmet kitchen boasts stainless steel appliances, ample counter space made from granite and island/breakfast bar.The master suite offers a private retreat with a luxurious en-suite bathroom and a generous walk-in closet. Additional highlights include a 1-car garage, energy-efficient features, and stylish finishes throughout. Experience the perfect blend of style and functionality.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,017
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − HOA: −$456
• − Depreciation: −$5,818
• Taxable loss: −$5,502
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $-697/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 · 8 photos

Good 80/100 Cosmetic rehab

This Sundial floor plan by Starlight Homes is in good condition with minimal repairs needed. Fresh paint and a few updates can significantly increase its resale and rental value.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Resale Flooring replacement — Carpet may need replacement for a more modern look
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen
• Resale Bathroom vanity upgrade — A new vanity can enhance the bathroom's appearance and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Flooring replacement — Carpet may need replacement for a more modern look ↑
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen ↑
• Resale Bathroom vanity upgrade — A new vanity can enhance the bathroom's appearance and 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: 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

-11.5% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $199,990 Zillow
• 2026-05-01 Price Changed $199,990 LERA
• 2026-04-18 Listed $225,990 Zillow
• 2026-04-17 Listed $225,990 LERA