5014 Binz Engleman Rd · Kirby, TX 78219

$170,000

3 bd · 2.0 ba · 1,101 sqft · SingleFamily public records · 63 Days on market

Built 1973 7,405 sqft lot $154/sqft · 13% below area Est $195k · 13% under

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Why this score? — see what drove the C- 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 +13.3/15.0
• Cash flow +11.3/30.0
• Appreciation +6.4/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY!!! 3 BEDROOM 2 BATH IN SAN ANTONIO/KIRBY AREA*ONE STORY*GAS COOKING*CENTRAL HVAC*2 CAR GARAGE*EASY ACCESS TO FT. SAM, RANDOLPH AFB & DOWNTOWN***INVESTORS ONLY AT THIS TIME***TENANT HAS A LEASE THROUGH 2/28/27

Key facts

• Central hvac
• Gas cooking
• 7,405 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• GAS COOKING
• CENTRAL HVAC
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-63 ($-752/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (6.5% below list).
• Recommended offer: $159k (6.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#761 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools F, crime F, amenities F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.7%/yr); 66 active listings in the ZIP; 24 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 37% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 7.7% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,932 (6.5% 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 63 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
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: 0.94% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

• ARV (median comp): $194,983
• List price: $170,000
• Delta: -12.81%
• 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
4814 Scott Carpenter Dr	0.22mi	3/2.0	1,110 (+1%)	9mo	$189,900	$171	81
4866 Aspen Wood	0.23mi	3/1.0	1,052 (-4%)	6mo	$169,900	$162	72
5027 Cinderella	0.27mi	3/2.0	1,214 (+10%)	5mo	$215,000	$177	66
3719 Autumn	0.56mi	3/2.0	1,050 (-5%)	6mo	$203,000	$193	61
5014 Cinderella	0.23mi	3/1.5	958 (-13%)	8mo	$135,000	$141	59
5138 Gordon Cooper	0.31mi	3/2.0	1,221 (+11%)	11mo	$199,000	$163	58
5405 Sir Robert	0.74mi	3/2.0	1,043 (-5%)	0mo	$168,500	$162	57
5239 Coral Mist	0.45mi	3/2.0	1,008 (-8%)	13mo	$130,000	$129	54
5218 Swann	0.47mi	3/1.5	1,188 (+8%)	11mo	$179,700	$151	54
5405 Borchers	0.62mi	3/1.0	1,024 (-7%)	3mo	$115,000	$112	53
5210 Foxcross	0.53mi	3/2.0	963 (-12%)	3mo	$175,000	$182	52
3414 Vinecrest	0.58mi	3/2.0	1,025 (-7%)	12mo	$198,000	$193	51

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

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.46×
• Total profit: $22,088
• Equity at exit: $73,860

10-year hold

• IRR: 13.4%
• Equity multiple: 3.14×
• Total profit: $101,972
• Equity at exit: $111,862

Cash invested: $47,600 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 66
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$891
• Tax from tax record: −$357 /mo · $4,278/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-63

Break-even live

Break-even rent $1,669

Max offer price $158,932

Occupancy floor 99%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2707 Alan Shepard Dr San Antonio, TX	3.0	2.0	1285	$1,900	$1.48	43d	1	0.19mi
3407 Alan Shepard Dr San Antonio, TX	3.0	2.0	1174	$1,700	$1.45	24d	1	0.23mi
5039 Ed White St Unit 78219 San Antonio, TX	3.0	2.0	1145	$1,600	$1.40	4d	1	0.24mi
5015 David Scott Dr San Antonio, TX	3.0	2.0	1356	$1,750	$1.29	24d	1	0.32mi
2540 Corian Glen Dr San Antonio, TX	3.0	2.0	1178	$1,300	$1.10	21d	1	0.38mi
4819 Lunar San Antonio, TX	3.0	2.0	1148	$1,289	$1.12	4d	1	0.48mi
5003 Starfire St San Antonio, TX	3.0	2.0	1277	$1,650	$1.29	4d	1	0.50mi
3707 Autumn Ln San Antonio, TX	3.0	2.0	1340	$1,500	$1.12	43d	1	0.57mi
5405 Borchers Dr San Antonio, TX	3.0	1.0	1024	$1,295	$1.26	2d	1	0.63mi
5212 Vinecrest Cir San Antonio, TX	3.0	2.5	1421	$2,100	$1.48	43d	1	0.68mi
2644 Ackerman Rd San Antonio, TX	1.0–3.0	1.0–2.0	853	$1,230	$1.44	43d	1	0.88mi
4619 Dietrich Rd San Antonio, TX	1.0–3.0	1.0–1.5	775	$999	$1.29	43d	1	1.12mi
4334 Hickory Hill Dr San Antonio, TX	3.0	1.5	1129	$1,550	$1.37	11d	1	1.17mi
5719 Country Sun Dr San Antonio, TX	3.0	2.0	1485	$1,400	$0.94	24d	1	1.27mi
4545 Hoeneke St San Antonio, TX	2.0	2.0	995	$999	$1.00	4d	2	1.31mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	43d	1	1.33mi
4066 Sunrise Pass San Antonio, TX	3.0	2.0	977	$1,550	$1.59	4d	1	1.35mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	1.36mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	43d	1	1.41mi
4074 Gallery Sun Dr San Antonio, TX	2.0	1.0	969	$1,295	$1.34	43d	1	1.41mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	43d	1	1.46mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	1.47mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	1.47mi
4002 Fire Sun San Antonio, TX	3.0	2.0	1004	$1,800	$1.79	24d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 63 DOM
2. 2026-06-17
   days on market $170,000 Active 62 DOM
3. 2026-06-16
   days on market $170,000 Active 61 DOM
4. 2026-06-15
   days on market $170,000 Active 60 DOM
5. 2026-06-13
   days on market $170,000 Active 58 DOM
6. 2026-06-09
   days on market $170,000 Active 54 DOM
7. 2026-06-08
   days on market $170,000 Active 53 DOM
8. 2026-06-07
   days on market $170,000 Active 52 DOM
9. 2026-06-04
   days on market $170,000 Active 49 DOM
10. 2026-06-03
    days on market $170,000 Active 48 DOM
11. 2026-06-02
    days on market $170,000 Active 47 DOM
12. 2026-06-01
    days on market $170,000 Active 46 DOM
13. 2026-05-31
    days on market $170,000 Active 45 DOM
14. 2026-04-16
    listed $170,000 New 236-char remark

    Show marketing remark (236 chars)

    INVESTMENT OPPORTUNITY!!! 3 BEDROOM 2 BATH IN SAN ANTONIO/KIRBY AREA*ONE STORY*GAS COOKING*CENTRAL HVAC*2 CAR GARAGE*EASY ACCESS TO FT. SAM, RANDOLPH AFB & DOWNTOWN***INVESTORS ONLY AT THIS TIME***TENANT HAS A LEASE THROUGH 2/28/27

15. 1994-03-01
    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: $4,278 · $357/mo
• Projected year-2 tax: $4,278 · $357/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,082
• − Mortgage interest: −$9,523
• − Property taxes: −$4,278
• − Insurance: −$850
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,945
• Taxable loss: −$3,568
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $104/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 of 826 in TX

Livability — Kirby

• Score: 64/100
• State rank: #761
• US rank: #13943

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kirby, TX
• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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

2 events — show timeline

• 2026-04-16 Listed $170,000 LERA
• 1994-03-01 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $4,278 · +2.8% YoY. Source: county tax records.