3507 Fairmeadows · San Antonio, TX 78211

$149,000

4 bd · 2.0 ba · 2,421 sqft · SingleFamily public records · 89 Days on market

Built 1970 7,535 sqft lot $62/sqft · 29% below area Est $210k · 29% 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).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +5.5/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

An excellent investment opportunity. With a little TLC this solid house instantly becomes a home and instantly produces income. Measuring in at 2421 square feet the home includes the following: *4 bedrooms* 3 full baths*Formal living room* Separate family room with vaulted ceilings measures 13 x 29* All bedrooms measure larger than average* The oversized covered patio easily fits 2-3 cars with additional parking space* Backyard also has a huge covered patio* 1 minute to I-35 and 410. * Close proximity to schools, shopping and restaurants*Minutes A&M University.

Key facts

• Second living room
• Easy access to i-35
• 7,535 sq ft lot

Tags

• SECOND LIVING ROOM
• OVERSIZED COVERED PATIO
• EASY ACCESS TO I-35
• CLOSE PROXIMITY TO SCHOOLS
• CLOSE PROXIMITY TO SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Palo Alto El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 429 students, 95% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 94% FRL vs 42% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $361 of equity ($1k loan paydown + $-669 appreciation (-0.5% local appreciation)).
• 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 89 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.27% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 6.5

CMA / ARV

• ARV (median comp): $210,011
• List price: $149,000
• Delta: -29.05%
• 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
9318 Graze Land Dr	0.64mi	4/2.5	2,125 (-12%)	3mo	$282,990	$133	45
9302 Graze Land Dr	0.60mi	4/2.5	2,125 (-12%)	8mo	$289,990	$136	42
9419 Trap Rock Dr	0.69mi	4/2.5	2,126 (-12%)	5mo	$270,000	$127	41
9310 Graze Land Dr	0.61mi	4/2.5	2,093 (-14%)	7mo	$269,990	$129	41
9322 Graze Br	0.64mi	4/2.5	2,125 (-12%)	9mo	$279,990	$132	40
3922 Somerset Shade	0.74mi	4/2.5	2,194 (-9%)	11mo	$289,990	$132	39
3938 Somerset Shade	0.75mi	4/2.5	2,194 (-9%)	14mo	$299,990	$137	36
9322 Graze Land	0.64mi	4/2.5	2,093 (-14%)	12mo	$279,990	$134	36
3930 Somerset Shade	0.75mi	4/2.5	2,125 (-12%)	10mo	$289,990	$136	35
9427 Graze Land Dr	0.73mi	4/2.5	2,125 (-12%)	11mo	$279,990	$132	35
3926 Somerset Shade	0.74mi	4/2.5	2,093 (-14%)	8mo	$279,990	$134	34
9415 Graze Land	0.70mi	4/2.5	2,093 (-14%)	11mo	$279,990	$134	33

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $182
• Equity at exit: $39,949

10-year hold

• IRR: 6.2%
• Equity multiple: 1.64×
• Total profit: $26,796
• Equity at exit: $45,449

Cash invested: $41,720 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$781
• Tax from tax record: −$539 /mo · $6,465/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $116

Break-even live

Break-even rent $1,750

Max offer price $149,000

Occupancy floor 89%

Sensitivity live

Price	-10% $201	-5% $159	+0% $116	+5% $74	+10% $32
Rent	-10% $-33	-5% $41	+0% $116	+5% $191	+10% $266
Rate	-1.0pp $191	-0.5pp $154	base $116	+0.5pp $78	+1.0pp $38

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3910 Poteet Pl San Antonio, TX	4.0	2.0	1880	$1,525	$0.81	45d	1	0.51mi
3903 Kurz Plz S San Antonio, TX	4.0	2.0	1627	$2,000	$1.23	0d	1	0.52mi
9419 Trap Rock Dr San Antonio, TX	4.0	2.5	2126	$1,750	$0.82	6d	1	0.70mi
9427 Somers Bnd San Antonio, TX	3.0	2.5	1950	$1,650	$0.85	45d	1	0.72mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	1.21mi
2219 Sundrop Bay San Antonio, TX	4.0	2.5	2496	$2,850	$1.14	5d	1	1.21mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	24d	1	1.30mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	18d	1	1.30mi
2115 Sundrop Bay San Antonio, TX	4.0	2.5	2314	$1,915	$0.83	0d	1	1.32mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	45d	1	1.35mi
3523 Rancho Grande San Antonio, TX	4.0	3.0	2393	$2,000	$0.84	0d	1	1.36mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	13d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $149,000 Active 89 DOM
2. 2026-06-18
   days on market $149,000 Active 86 DOM
3. 2026-06-17
   days on market $149,000 Active 85 DOM
4. 2026-06-16
   days on market $149,000 Active 84 DOM
5. 2026-06-15
   days on market $149,000 Active 83 DOM
6. 2026-06-13
   days on market $149,000 Active 81 DOM
7. 2026-06-09
   days on market $149,000 Active 77 DOM
8. 2026-06-08
   days on market $149,000 Active 76 DOM
9. 2026-06-07
   days on market $149,000 Active 75 DOM
10. 2026-06-04
    days on market $149,000 Active 72 DOM
11. 2026-06-03
    days on market $149,000 Active 71 DOM
12. 2026-06-02
    days on market $149,000 Active 70 DOM
13. 2026-06-01
    days on market $149,000 Active 69 DOM
14. 2026-05-31
    days on market $149,000 Active 68 DOM
15. 2026-05-12
    price $149,000 572-char remark

    Show marketing remark (572 chars)

    An excellent investment opportunity. With a little TLC this solid house instantly becomes a home and instantly produces income. Measuring in at 2421 square feet the home includes the following: *4 bedrooms* 3 full baths*Formal living room* Separate family room with vaulted ceilings measures 13 x 29* All bedrooms measure larger than average* The oversized covered patio easily fits 2-3 cars with additional parking space* Backyard also has a huge covered patio* 1 minute to I-35 and 410. * Close proximity to schools, shopping and restaurants*Minutes A&M University.

16. 2026-03-24
    listed $189,000 New 572-char remark

    Show marketing remark (572 chars)

    An excellent investment opportunity. With a little TLC this solid house instantly becomes a home and instantly produces income. Measuring in at 2421 square feet the home includes the following: *4 bedrooms* 3 full baths*Formal living room* Separate family room with vaulted ceilings measures 13 x 29* All bedrooms measure larger than average* The oversized covered patio easily fits 2-3 cars with additional parking space* Backyard also has a huge covered patio* 1 minute to I-35 and 410. * Close proximity to schools, shopping and restaurants*Minutes A&M University.

17. 2018-10-30
    historical
18. 2018-10-25
    historical Active Option
19. 2018-10-14
    status Back on Market
20. 2018-10-05
    historical Active Option
21. 2018-10-02
    price $130,000
22. 2018-06-03
    listed $140,000 New
23. 1981-06-01
    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: $6,465 · $539/mo
• Projected year-2 tax: $6,465 · $539/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $22,763
• − Mortgage interest: −$8,346
• − Property taxes: −$6,465
• − Insurance: −$745
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$4,335
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,581/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+6.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $149,000 LERA
• 2026-03-24 Listed $189,000 LERA
• 2018-10-30 Listing Removed — LERA
• 2018-10-25 Contingent — LERA
• 2018-10-14 Relisted — LERA
• 2018-10-05 Contingent — LERA
• 2018-10-02 Price Changed $130,000 LERA
• 2018-06-03 Listed $140,000 LERA
• 1981-06-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $6,465 · +10.0% YoY. Source: county tax records.