7214 Glen Mist · San Antonio, TX 78239

$83,999

3 bd · 1.0 ba · 896 sqft · Townhouse public records · 426 Days on market

Built 1974 2,879 sqft lot $94/sqft · 47% below area Est $158k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS! This home is a fixer upper in the San Antonio area. It needs some repairs but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• 2,879 sq ft lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $84k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $580 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (7%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,919 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.66% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $158,305
• List price: $83,999
• Delta: -46.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7007 Glen Park	0.20mi	2/1.0 (-1)	896 (0%)	22mo	$129,000	$144	67
7901 Broadwick	0.60mi	2/2.0 (-1)	986 (+10%)	11mo	$125,000	$127	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.68×
• Total profit: $16,100
• Equity at exit: $12,525

10-year hold

• IRR: 23.9%
• Equity multiple: 2.78×
• Total profit: $41,775
• Equity at exit: $7,263

Cash invested: $23,520 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$440
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $531

Break-even live

Break-even rent $725

Max offer price $83,999

Occupancy floor 57%

Sensitivity live

Price	-10% $578	-5% $554	+0% $531	+5% $507	+10% $483
Rent	-10% $420	-5% $475	+0% $531	+5% $586	+10% $641
Rate	-1.0pp $573	-0.5pp $552	base $531	+0.5pp $509	+1.0pp $487

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.15mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.19mi
7643 Glen Shire San Antonio, TX	3.0	2.0	868	$1,475	$1.70	24d	1	0.23mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.42mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	24d	1	0.44mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	18d	1	0.53mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.57mi
7037 Elm Cv San Antonio, TX	2.0	2.0	661	$1,203	$1.82	5d	1	0.65mi
7125 Elm Cv San Antonio, TX	2.0	2.0	664	$1,150	$1.73	11d	1	0.65mi
7128 Elm Cv San Antonio, TX	2.0	2.0	661	$1,097	$1.66	5d	1	0.67mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	44d	1	0.70mi
7115 Glen Ter Apt 3 San Antonio, TX	2.0	1.0	625	$825	$1.32	12d	1	0.70mi
7810 Walzem Rd San Antonio, TX	2.0–3.0	2.0	1052	$1,251	$1.19	2d	1	0.81mi
7027 Farm to Market Road 78 Unit 710 San Antonio, TX	2.0	2.0	881	$1,123	$1.27	3d	1	1.03mi
7027 Farm-To-Market Road 78 Unit 9204 San Antonio, TX	2.0	2.0	954	$1,780	$1.87	5d	1	1.03mi
7027 Farm to Market Road 78 Unit 14203 San Antonio, TX	2.0	1.0	881	$1,580	$1.79	3d	1	1.03mi
7027 FM 78 San Antonio, TX	1.0–3.0	1.0–2.0	868	$2,351	$2.71	21d	10	1.04mi
7651 Oak Chase San Antonio, TX	3.0	3.5	1034	$1,695	$1.64	24d	1	1.06mi
7548 Windsor Oaks Unit 7548 San Antonio, TX	3.0	2.0	1001	$1,200	$1.20	44d	1	1.07mi
7526 Windsor Oaks Unit 7526 San Antonio, TX	2.0	1.0	730	$900	$1.23	8d	1	1.08mi
7571 Windsor Oaks San Antonio, TX	2.0	1.0	750	$695	$0.93	24d	1	1.10mi
8434 Braewick Dr San Antonio, TX	2.0	2.0	680	$900	$1.32	4d	1	1.31mi
8439 Forest Ridge Dr San Antonio, TX	2.0	1.0	945	$1,095	$1.16	45d	1	1.33mi
8454 Braewick Dr San Antonio, TX	2.0	2.0	784	$900	$1.15	17d	1	1.33mi
8429 Braewick Dr San Antonio, TX	2.0	2.0	1088	$1,200	$1.10	2d	1	1.34mi
8406 Forest Ridge Dr San Antonio, TX	3.0	2.0	1121	$1,500	$1.34	44d	1	1.34mi
8355 Crestway Dr Unit 710 Converse, TX	2.0	2.0	865	$947	$1.09	3d	1	1.35mi
8416 Dixon Ridge Dr San Antonio, TX	3.0	2.0	1104	$1,225	$1.11	3d	1	1.40mi
4839 Castle Strm San Antonio, TX	3.0	1.0	872	$1,300	$1.49	22d	1	1.40mi
8448 Dixon Ridge Dr San Antonio, TX	2.0	1.0	800	$1,150	$1.44	5d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $83,999 Active 426 DOM
2. 2026-06-17
   days on market $83,999 Active 425 DOM
3. 2026-06-16
   days on market $83,999 Active 424 DOM
4. 2026-06-13
   days on market $83,999 Active 421 DOM
5. 2026-06-13
   days on market $83,999 Active 420 DOM
6. 2026-06-09
   days on market $83,999 Active 417 DOM
7. 2026-06-08
   days on market $83,999 Active 416 DOM
8. 2026-06-07
   days on market $83,999 Active 415 DOM
9. 2026-06-04
   days on market $83,999 Active 412 DOM
10. 2026-06-03
    days on market $83,999 Active 411 DOM
11. 2026-06-02
    days on market $83,999 Active 410 DOM
12. 2026-06-01
    days on market $83,999 Active 409 DOM
13. 2026-05-31
    days on market $83,999 Active 408 DOM
14. 2026-02-20
    price $83,999 341-char remark

    Show marketing remark (341 chars)

    INVESTORS! This home is a fixer upper in the San Antonio area. It needs some repairs but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

15. 2025-04-18
    listed $89,999 Active 341-char remark

    Show marketing remark (341 chars)

    INVESTORS! This home is a fixer upper in the San Antonio area. It needs some repairs but has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

16. 2024-09-29
    historical
17. 2024-07-23
    listed $76,000 New
18. 2023-05-24
    soldstatus
19. 2021-03-02
    soldstatus
20. 2020-05-18
    soldstatus
21. 2003-10-17
    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: $1,169 · $97/mo
• Projected year-2 tax: $1,537 · $128/mo
• Expected delta: +$369/yr (+$31/mo · 31.5%)

ⓘ 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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,760
• − Mortgage interest: −$4,705
• − Property taxes: −$1,169
• − Insurance: −$420
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,444
• Taxable income: $5,341
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $5,084/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

+10.5% since first listed

8 events — show timeline

• 2026-02-20 Price Changed $83,999 HARMLS
• 2025-04-18 Listed $89,999 HARMLS
• 2024-09-29 Listing Removed — LERA
• 2024-07-23 Listed $76,000 LERA
• 2023-05-24 Sold (Public Records) — Public Records
• 2021-03-02 Sold (Public Records) — Public Records
• 2020-05-18 Sold (Public Records) — Public Records
• 2003-10-17 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,169 · -1.0% YoY. Source: county tax records.