406 Creath Pl · San Antonio, TX 78221

$179,000

3 bd · 1.0 ba · 1,403 sqft · SingleFamily public records · 19 Days on market

Built 1957 8,145 sqft lot Est $195k · 8% under

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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).

• Cash flow +11.3/30.0
• ARV discount +11.2/15.0
• Appreciation +6.0/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

Come and take a look at this beautiful 3 bed 2 bath home with a 2 car garage in popular Bellaire subdivision located in the Harlandale ISD. This home feature central air and heat with 2 living area and covered back patio. Upgrades include updated kitchen cabinets with new dishwasher, new hot water heater, ceramic tile throughout, 2 year old roof, windows replaced in 2018, shady lot with mature trees and located within minutes of shopping center.

Key facts

• One story
• Extra flex room
• Full double carport

Tags

• ONE STORY
• WELL CARED FOR STREET
• BELLAIRE SUBDIVISION
• CLOSE TO MCCOLLUM HIGH SCHOOL
• EXTRA FLEX ROOM
• FULL DOUBLE CARPORT

Property features AI

Finance

• HOA & community: Neighborhood amenities include park/playground and jogging trails

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned brick home with 3-sided masonry exterior; Approximately 69 years old; Slab foundation; Composition roof
• Construction: Brick / 3-sided masonry exterior; Slab foundation; Composition roof; Pre-owned construction (approx. 69 years)
• Exterior features: Covered patio; Storage building / shed; Mature trees; Other exterior features (see remarks); Street paved, curbs, and sidewalks

Interior

• Kitchen: Kitchen — 12 x 7
• Bedrooms: Master bedroom (split) — 14 x 13; Bedroom 2 — 11 x 11; Bedroom 3 — 11 x 10
• Flooring: Ceramic tile flooring; Other flooring (see remarks)
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination — 8 x 7
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Two living areas; Living/dining room combination; Washer connection; Dryer connection
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-66 ($-787/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.5% below list).
• Recommended offer: $166k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: crime F.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bellaire El (math 19% / reading 20%, grade F, #3,583 of 4,322 statewide, top 86%, 497 students, 91% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, 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 19 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $165,663 (7.5% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $195,017
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Langford Pl	0.30mi	3/2.0	1,362 (-3%)	1mo	$210,000	$154	76
627 E Formosa	0.15mi	4/2.0 (+1)	1,539 (+10%)	14mo	$184,700	$120	56
922 Deely Pl	0.49mi	4/1.0 (+1)	1,260 (-10%)	3mo	$175,000	$139	53
126 Creath Pl	0.46mi	3/1.0	1,214 (-14%)	4mo	$180,000	$148	52
119 E Vestal	0.73mi	2/1.0 (-1)	1,384 (-1%)	8mo	$179,900	$130	52
643 E Ashley	0.59mi	3/2.0	1,295 (-8%)	7mo	$119,900	$93	50
219 E Formosa	0.48mi	4/2.0 (+1)	1,532 (+9%)	4mo	$242,500	$158	50
819 Sams Dr	0.70mi	4/2.0 (+1)	1,344 (-4%)	3mo	$220,000	$164	49
202 E Formosa Blvd	0.52mi	3/2.0	1,560 (+11%)	6mo	$175,000	$112	48
8816 Oakbrook	0.62mi	4/2.0 (+1)	1,326 (-6%)	6mo	$204,000	$154	48
14630 Angie Aly	0.42mi	4/2.0 (+1)	1,575 (+12%)	5mo	$206,999	$131	47
114 E Hutchins Pl	0.71mi	3/2.0	1,265 (-10%)	2mo	$175,000	$138	45

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.07×
• Total profit: $3,610
• Equity at exit: $70,878

10-year hold

• IRR: 3.8%
• Equity multiple: 1.50×
• Total profit: $24,870
• Equity at exit: $102,277

Cash invested: $50,120 (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

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$939
• Tax from tax record: −$361 /mo · $4,332/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-66

Break-even live

Break-even rent $1,740

Max offer price $167,416

Occupancy floor 99%

Sensitivity live

Price	-10% $36	-5% $-15	+0% $-66	+5% $-116	+10% $-167
Rent	-10% $-196	-5% $-131	+0% $-66	+5% $0	+10% $65
Rate	-1.0pp $25	-0.5pp $-20	base $-66	+0.5pp $-112	+1.0pp $-159

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	24d	1	0.02mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	44d	1	0.02mi
351 E Amber St San Antonio, TX	3.0	1.0	966	$1,390	$1.44	44d	1	0.23mi
8237 S Flores St Unit 615 San Antonio, TX	2.0	2.0	910	$915	$1.01	15d	1	0.36mi
8237 S Flores St Unit 710 San Antonio, TX	2.0	2.0	910	$1,032	$1.13	3d	1	0.36mi
8237 S Flores St Unit 1116 San Antonio, TX	2.0	2.0	910	$1,149	$1.26	44d	1	0.36mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	16d	1	0.43mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	44d	1	0.47mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	11d	1	0.47mi
119 Langford Pl San Antonio, TX	3.0	2.0	1680	$1,600	$0.95	16d	1	0.50mi
351 Ware Blvd San Antonio, TX	2.0	2.0	875	$1,450	$1.66	44d	1	0.52mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	24d	1	0.59mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	24d	1	0.62mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	44d	1	0.64mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	24d	1	0.65mi
3718 Pleasanton Rd Unit 202 San Antonio, TX	3.0	1.0	950	$1,295	$1.36	24d	1	0.70mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	44d	1	0.82mi
7226 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,400	$1.16	3d	1	0.83mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	44d	1	0.84mi
7218 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,275	$1.05	44d	1	0.84mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	18d	1	0.94mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	11d	1	0.96mi
114 Dorsey St Unit 3 San Antonio, TX	2.0	1.0	1000	$1,150	$1.15	44d	1	0.97mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	44d	1	0.97mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	44d	1	0.97mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	22d	1	0.98mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	24d	1	0.98mi
141 W Dickson Ave San Antonio, TX	3.0	2.0	1500	$1,600	$1.07	44d	1	1.10mi
247 W Dickson Ave San Antonio, TX	1.0–2.0	1.0–2.0	758	$1,358	$1.79	2d	35	1.19mi
543 Crane Ave San Antonio, TX	3.0	1.0	960	$1,450	$1.51	44d	1	1.20mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	24d	1	1.37mi
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	24d	1	1.39mi

Listing history 15 events

1. 2026-06-18
   days on market $179,000 Active 19 DOM
2. 2026-06-17
   days on market $179,000 Active 18 DOM
3. 2026-06-16
   days on market $179,000 Active 17 DOM
4. 2026-06-15
   days on market $179,000 Active 16 DOM
5. 2026-06-13
   days on market $179,000 Active 14 DOM
6. 2026-06-13
   statusdays on market $179,000 Active 13 DOM
7. 2026-06-09
   days on market $179,000 New 10 DOM
8. 2026-06-08
   days on market $179,000 New 9 DOM
9. 2026-06-07
   days on market $179,000 New 8 DOM
10. 2026-06-04
    days on market $179,000 New 5 DOM
11. 2026-06-03
    days on market $179,000 New 4 DOM
12. 2026-06-02
    days on market $179,000 New 3 DOM
13. 2026-06-01
    days on market $179,000 New 2 DOM
14. 2026-05-31
    remarks 490-char remark
15. 2026-05-31
    listed $179,000 New 1 DOM

ⓘ 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: $4,332 · $361/mo
• Projected year-2 tax: $4,332 · $361/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $19,880
• − Mortgage interest: −$10,027
• − Property taxes: −$4,332
• − Insurance: −$895
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$5,207
• Taxable loss: −$3,763
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $116/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

+126.6% since first listed

12 events — show timeline

• 2026-05-30 Listed $179,000 LERA
• 2022-08-25 Sold (MLS) — LERA
• 2022-08-25 Sold (Public Records) — Public Records
• 2022-08-17 Pending — LERA
• 2022-07-26 Contingent — LERA
• 2022-07-19 Price Changed $197,000 LERA
• 2022-07-12 Price Changed $230,000 LERA
• 2022-07-08 Listed $245,000 LERA
• 2009-04-13 Sold (Public Records) — Public Records
• 2009-04-10 Sold (MLS) — LERA
• 2009-03-24 Listing Removed — LERA
• 2008-10-20 Listed $79,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $4,332 · +0.3% YoY. Source: county tax records.