21066 Watercourse Way · San Antonio, TX 78266

$365,000

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 26 Days on market

Built 2025 6,098 sqft lot Est $388k · 6% under $80/mo HOA · 4% 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 +10.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Bright kitchen
• Natural light
• Dining area

Tags

• BRIGHT KITCHEN
• LARGE ISLAND
• SPACIOUS CORNER PANTRY
• NATURAL LIGHT
• DINING AREA
• WALK IN OVERSIZED SHOWER

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Mandatory HOA; HOA fees $240 paid quarterly; Association transfer fee applies ($375); Community amenities: pool, clubhouse, park/playground, sports court, BBQ/grill, basketball court

Exterior

• Parking: 2-car garage
• Security: Pre-wired for security
• Utilities: City water (SAWS); City sewer (SAWS); Electricity provided by CPS; Gas provided by CPS
• Home design: Single-family home (pre-owned, approx. 1 year old); Front of home faces west; Subdivision: Brookstone Creek
• Construction: Stone and siding exterior; Slab foundation; Composition roof; Built by D.R. Horton
• Exterior features: Covered patio; Privacy fence; Sprinkler system; Double-pane windows; Curbs and sidewalks

Interior

• Kitchen: Microwave; Stove/Range (gas cooking); Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom is split from other bedrooms; Master bedroom approx. 12 x 16; Bedroom 2 approx. 12 x 10; Bedroom 3 approx. 12 x 10; Bedroom 4 approx. 12 x 10
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with shower only and double vanity (approx. 9 x 10)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floor plan with living/dining room combination and a separate living area; Eat-in kitchen with island and walk-in pantry; Utility room/laundry room inside; Walk-in closets; Pre-wired for security; All window coverings remain
• Laundry & utility: Washer and dryer included; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (37.9% below list).
• Recommended offer: $227k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Roan Forest El (math 58% / reading 68%, grade B, #300 of 4,322 statewide, top 7%, 861 students, 34% FRL); Hill Middle (math 51% / reading 64%, grade B, #206 of 1,662 statewide, top 13%, 1,044 students, 28% FRL); Johnson H S (math 69% / reading 80%, grade B+, #82 of 1,632 statewide, top 6%, 3,202 students, 24% FRL).
• Zoned-school proficiency averages 65% at this address vs 44% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the North East ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 230 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $226,676 (37.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.62% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $387,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20921 Gravel Keep	0.27mi	4/2.5	1,823 (+2%)	0mo	$424,105	$233	81
21130 Boulder Flts	0.42mi	4/2.0	1,778 (0%)	1mo	$387,950	$218	80
21150 Boulder Flts	0.45mi	4/2.0	1,778 (0%)	1mo	$384,950	$217	78
20944 Gravel Keep	0.33mi	4/2.5	1,823 (+2%)	0mo	$417,500	$229	78
21138 Boulder Flts	0.43mi	4/2.5	1,823 (+2%)	2mo	$393,950	$216	72
21118 Boulder Flts	0.40mi	4/2.0	1,680 (-6%)	1mo	$367,950	$219	71
21154 Boulder Flts	0.45mi	4/2.5	1,823 (+2%)	2mo	$391,950	$215	71
21207 Boulder Flts	0.49mi	4/2.0	1,840 (+4%)	1mo	$365,000	$198	71
21162 Boulder Flts	0.47mi	4/2.0	1,680 (-6%)	1mo	$368,950	$220	68
20931 Stonework Spur	0.32mi	4/2.0	2,031 (+14%)	1mo	$425,950	$210	60
21126 Boulder Flts	0.41mi	3/2.0 (-1)	1,595 (-10%)	0mo	$379,950	$238	58
20718 Pearl Harvest	0.72mi	3/2.0 (-1)	1,582 (-11%)	1mo	$314,000	$198	42

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $170,974
• Equity at exit: $328,821

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $524,951
• Equity at exit: $709,115

Cash invested: $102,200 (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 78266

• Home prices YoY: 3.9%
• Active inventory: 230
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$152
• HOA: −$80
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-434

Break-even live

Break-even rent $2,817

Max offer price $288,264

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-331	+0% $-434	+5% $-538	+10% $-641
Rent	-10% $-613	-5% $-524	+0% $-434	+5% $-345	+10% $-255
Rate	-1.0pp $-251	-0.5pp $-342	base $-434	+0.5pp $-529	+1.0pp $-625

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20859 Rindle Ln San Antonio, TX	4.0	3.0	2032	$2,500	$1.23	22d	1	0.04mi
10822 Rindle Ln San Antonio, TX	3.0	2.5	2320	$1,949	$0.84	46d	1	0.08mi
21027 Watercourse Way San Antonio, TX	4.0	2.5	1823	$2,195	$1.20	23d	1	0.08mi
21266 Watercourse Way San Antonio, TX	4.0	3.0	2257	$2,400	$1.06	46d	1	0.31mi
5015 Gully Way San Antonio, TX	4.0	2.5	2023	$2,400	$1.19	0d	1	0.38mi
5103 Gully Way San Antonio, TX	4.0	2.0	1778	$2,200	$1.24	14d	1	0.41mi
21339 Watercourse Way San Antonio, TX	4.0	2.5	2171	$2,300	$1.06	47d	1	0.45mi
21066 Gravel Keep San Antonio, TX	4.0	2.5	2257	$2,400	$1.06	0d	1	0.47mi
4610 Sebastian Oak San Antonio, TX	3.0	2.0	2094	$2,095	$1.00	20d	1	0.55mi
21223 Cobbles Loop San Antonio, TX	4.0	3.0	2464	$2,850	$1.16	0d	1	0.57mi
4526 Bexley Trl San Antonio, TX	3.0	2.0	1657	$1,975	$1.19	4d	1	0.58mi
20803 Cape Coral San Antonio, TX	4.0	2.0	1699	$2,200	$1.29	16d	1	0.66mi
5536 Jewel Curv San Antonio, TX	4.0	2.0	1750	$2,500	$1.43	46d	1	0.69mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1778	$2,250	$1.27	4d	1	0.73mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1779	$2,250	$1.26	5d	1	0.73mi
5515 Stormie Keep San Antonio, TX	4.0	3.0	2257	$2,450	$1.09	24d	1	0.75mi
5714 Pin Pt San Antonio, TX	4.0	2.5	2146	$2,400	$1.12	0d	1	0.75mi
22224 Backspin San Antonio, TX	4.0	2.5	2323	$2,290	$0.99	13d	1	0.83mi
5602 Chestnut Xing San Antonio, TX	3.0	2.5	1958	$2,250	$1.15	26d	1	0.84mi
5707 Tpc Pkwy San Antonio, TX	4.0	1.0–3.0	1013	$1,838	$1.81	4d	19	0.93mi
22219 Esperanza Way San Antonio, TX	3.0	2.0	2428	$2,350	$0.97	5d	1	0.93mi
22507 Green Jacket San Antonio, TX	3.0	2.0	1535	$2,100	$1.37	46d	1	1.07mi
21735 Thunder Basin San Antonio, TX	4.0	2.5	2363	$2,150	$0.91	46d	1	1.09mi
21514 Thunder Basin San Antonio, TX	3.0	2.5	1928	$2,100	$1.09	20d	1	1.09mi
5505 TPC Pkwy Unit 3213 San Antonio, TX	3.0	2.0	1895	$2,489	$1.31	0d	1	1.11mi
22618 Double Bogey San Antonio, TX	4.0	2.0	1720	$1,950	$1.13	6d	1	1.15mi
5131 Blind Shot San Antonio, TX	4.0	2.0	1572	$2,100	$1.34	46d	1	1.16mi
22626 Double Bogey San Antonio, TX	4.0	2.5	2309	$2,500	$1.08	46d	1	1.17mi
22419 Carriage Bush San Antonio, TX	4.0	3.0	2340	$2,395	$1.02	46d	1	1.18mi
20526 Blue Trinity San Antonio, TX	3.0	2.5	1988	$2,100	$1.06	24d	1	1.22mi
20810 Phlox Mdw San Antonio, TX	3.0	2.0	1608	$1,875	$1.17	1d	1	1.25mi
22763 Tee Shot San Antonio, TX	3.0	2.5	2041	$2,300	$1.13	46d	1	1.28mi
5040 Pitch San Antonio, TX	4.0	3.0	2473	$2,600	$1.05	1d	1	1.31mi
4002 Angel Trumpet San Antonio, TX	3.0	2.0	1731	$1,800	$1.04	46d	1	1.32mi
5714 Agave Spine San Antonio, TX	4.0	3.0	2011	$2,600	$1.29	46d	1	1.35mi
5106 Blind Shot San Antonio, TX	5.0	2.5	1950	$2,400	$1.23	46d	1	1.37mi
3922 Regal Rose San Antonio, TX	3.0	2.5	1988	$2,575	$1.30	7d	1	1.41mi
5951 Southern Knl San Antonio, TX	3.0	2.0	1648	$2,500	$1.52	1d	1	1.41mi
3915 Regal Rose San Antonio, TX	4.0	2.0	2005	$2,300	$1.15	46d	1	1.43mi
23215 Langdon Lndg San Antonio, TX	4.0	2.5	2075	$2,550	$1.23	5d	1	1.45mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watergassecurity

Listing history 23 events

1. 2026-06-22
   days on market $365,000 Active 26 DOM
2. 2026-06-21
   days on market $365,000 Active 25 DOM
3. 2026-06-18
   days on market $365,000 Active 22 DOM
4. 2026-06-17
   days on market $365,000 Active 21 DOM
5. 2026-06-16
   days on market $365,000 Active 20 DOM
6. 2026-06-15
   days on market $365,000 Active 19 DOM
7. 2026-06-13
   days on market $365,000 Active 17 DOM
8. 2026-06-13
   days on market $365,000 Active 16 DOM
9. 2026-06-09
   days on market $365,000 Active 13 DOM
10. 2026-06-08
    days on market $365,000 Active 12 DOM
11. 2026-06-07
    statusdays on market $365,000 Active 11 DOM
12. 2026-06-04
    days on market $365,000 New 8 DOM
13. 2026-06-03
    days on market $365,000 New 7 DOM
14. 2026-06-02
    days on market $365,000 New 6 DOM
15. 2026-06-01
    days on market $365,000 New 5 DOM
16. 2026-05-31
    days on market $365,000 New 4 DOM
17. 2026-05-27
    listed $365,000 New
18. 2025-04-01
    soldstatus Sold 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

19. 2025-03-06
    price $415,045 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

20. 2025-03-06
    status Back on Market 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

21. 2025-02-10
    status Pending 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

22. 2025-02-01
    price $414,045 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

23. 2025-01-10
    listed $413,045 New 1358-char remark

    Show marketing remark (1358 chars)

    The Gaven plan is a one-story home featuring 4 bedrooms, 2 baths, and 1778 square feet of living space. The stunning elongated entryway foyer open to a spacious, open-concept kitchen, dining area, and living room. The kitchen includes a breakfast bar with dual kitchen sinks, beautiful granite countertops, stainless steel appliances, gas cooking range, classic white subway tile backsplash, and a walk-in corner pantry. A spacious private main bedroom is located off the living room and features an attractive ensuite bathroom with luxury walk-in shower, separate water closet and walk-in closet. Two secondary bedrooms and second full bathroom are located toward the front of the house off the entryway and a third secondary bedroom and utility room are located centrally off the dining area. A large covered patio (per plan) is located off the living room. Additional features include Mohawk RevWood flooring at the entryway, downstairs halls, family room, kitchen, and dining areas, tile in all bathrooms and utility room, pre-plumb for water softener loop, full yard sod and irrigation system, a professional landscape package and 2-car garage. This home includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $6,680 · $557/mo
• Expected delta: +$5,732/yr (+$478/mo · 605.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,201
• − Mortgage interest: −$20,446
• − Property taxes: −$947
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − HOA: −$960
• − Depreciation: −$10,618
• Taxable loss: −$11,947
• Est. tax savings @ 24.0%: +$2,867
• After-tax cash flow: $-2,345/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

• City population: 1,806,925
• Population (ZIP): 7,274

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 25% Black 14%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Korean 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: ▲ 13.56%
• Current HPI: 361.01
• 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

-11.6% since first listed

7 events — show timeline

• 2026-05-27 Listed $365,000 LERA
• 2025-04-01 Sold (MLS) — LERA
• 2025-03-06 Price Changed $415,045 LERA
• 2025-03-06 Relisted — LERA
• 2025-02-10 Pending — LERA
• 2025-02-01 Price Changed $414,045 LERA
• 2025-01-10 Listed $413,045 LERA

Property tax history

+19.0%/yr

Latest (2025): $947 · +19.0% YoY. Source: county tax records.