210 Expedition Way · San Antonio, TX 78220

$186,000

3 bd · 2.5 ba · 1,452 sqft · SingleFamily public records · 74 Days on market

Built 2019 4,791 sqft lot $128/sqft · 20% below area Est $227k · 18% under $17/mo HOA · 1% of rent

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.4/10.0

Listing remarks MLS

Experience 210 Expedition Way, recently enhanced The kitchen features all stainless steel appliances and a functional kitchen supporting everyday utility. Outside, a storage shed provides additional utility space, complementing the well-defined fenced in backyard. This residence presents a practical layout for daily use. Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Storage shed
• 4,791 sq ft lot

Tags

• STAINLESS STEEL APPLIANCES
• FUNCTIONAL KITCHEN ISLAND
• STORAGE SHED
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (11.3% below list).
• Recommended offer: $150k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 116 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,650/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 705% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: property tax is 2.8% 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 $149,831 (19.4% 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 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
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: 0.89% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 9.4

CMA / ARV

• ARV (median comp): $227,428
• List price: $186,000
• Delta: -18.22%
• 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
202 Reuben Kemper	0.05mi	3/2.0	1,450 (-0%)	2mo	$200,000	$138	94
402 River Run Way	0.31mi	3/2.0	1,411 (-3%)	1mo	$214,999	$152	78
410 River Run Way	0.33mi	3/2.0	1,402 (-3%)	1mo	$209,999	$150	76
442 River Run Way	0.36mi	3/2.0	1,402 (-3%)	2mo	$209,999	$150	74
443 River Run Way	0.40mi	3/2.0	1,402 (-3%)	1mo	$211,999	$151	73
458 River Run Way	0.39mi	3/2.0	1,402 (-3%)	2mo	$200,999	$143	73
414 River Run Way	0.34mi	3/2.0	1,266 (-13%)	1mo	$194,999	$154	60
450 River Run Way	0.38mi	4/2.0 (+1)	1,575 (+8%)	2mo	$217,999	$138	60
526 Ambush Rdg	0.34mi	3/2.0	1,276 (-12%)	2mo	$209,000	$164	60
418 River Run Way	0.35mi	4/2.0 (+1)	1,600 (+10%)	1mo	$225,999	$141	59
451 River Run Way	0.41mi	4/2.0 (+1)	1,600 (+10%)	2mo	$220,999	$138	56
527 River Run Way	0.53mi	4/2.0 (+1)	1,600 (+10%)	2mo	$211,999	$132	50

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.62×
• Total profit: $84,420
• Equity at exit: $167,564

10-year hold

• IRR: 17.8%
• Equity multiple: 5.84×
• Total profit: $251,849
• Equity at exit: $361,357

Cash invested: $52,080 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,650 high
• Mortgage (P&I): −$975
• Tax from tax record: −$439 /mo · $5,262/yr
• Insurance: −$78
• HOA: −$17
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-205

Break-even live

Break-even rent $1,909

Max offer price $149,831

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-152	+0% $-205	+5% $-257	+10% $-310
Rent	-10% $-335	-5% $-270	+0% $-205	+5% $-140	+10% $-74
Rate	-1.0pp $-111	-0.5pp $-157	base $-205	+0.5pp $-253	+1.0pp $-302

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Expedition Way San Antonio, TX	2.0	1.0	950	$1,400	$1.47	25d	1	0.03mi
134 Samuel Kemper San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	14d	1	0.07mi
242 Ambush Rdg San Antonio, TX	3.0	2.0	1276	$1,495	$1.17	25d	1	0.13mi
115 Katy Post San Antonio, TX	4.0	2.5	1725	$1,995	$1.16	25d	1	0.16mi
6410 Magee Run San Antonio, TX	3.0	2.0	1450	$1,715	$1.18	12d	1	0.19mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	19d	1	0.20mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	3d	1	0.20mi
6422 Magee Run San Antonio, TX	3.0	2.0	1450	$1,690	$1.17	25d	1	0.20mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	25d	1	0.26mi
422 De Herrera San Antonio, TX	3.0	2.0	1450	$1,625	$1.12	45d	1	0.26mi
6406 Kemper Pl San Antonio, TX	3.0	2.0	1450	$1,499	$1.03	16d	1	0.32mi
414 Retama Pass San Antonio, TX	3.0	2.5	1836	$1,800	$0.98	25d	1	0.34mi
6427 Kemper Pl San Antonio, TX	3.0	2.0	1266	$1,700	$1.34	19d	1	0.36mi
462 River Run Way San Antonio, TX	3.0	2.0	1411	$1,555	$1.10	25d	1	0.40mi
518 Wild Olive Way San Antonio, TX	2.0	2.0	1472	$1,550	$1.05	23d	1	0.40mi
463 River Run Way San Antonio, TX	4.0	2.0	1600	$1,545	$0.97	23d	1	0.43mi
535 Wild Olive Way San Antonio, TX	3.0	2.0	1570	$1,550	$0.99	5d	1	0.43mi
550 Retama Pass San Antonio, TX	3.0	2.0	1207	$1,750	$1.45	5d	1	0.44mi
603 Wild Olive Way San Antonio, TX	3.0	2.0	1207	$1,600	$1.33	25d	1	0.47mi
627 Retama Pass San Antonio, TX	4.0	2.5	1776	$1,900	$1.07	25d	1	0.52mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	12d	1	0.56mi
6110 Willow Point Blvd Unit NA San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	25d	1	0.56mi
6110 Willow Point Blvd San Antonio, TX	3.0	2.5	1833	$1,795	$0.98	21d	1	0.56mi
6102 Walnut Way San Antonio, TX	4.0	2.5	1611	$1,750	$1.09	45d	1	0.59mi
6334 Willow Point Blvd San Antonio, TX	3.0	2.0	1497	$1,797	$1.20	25d	1	0.61mi
5847 Tree View St San Antonio, TX	3.0	2.0	1362	$1,900	$1.40	19d	1	0.74mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 23 events

1. 2026-06-21
   days on market $186,000 Active 74 DOM
2. 2026-06-18
   days on market $186,000 Active 71 DOM
3. 2026-06-17
   days on market $186,000 Active 70 DOM
4. 2026-06-16
   days on market $186,000 Active 69 DOM
5. 2026-06-15
   days on market $186,000 Active 68 DOM
6. 2026-06-13
   days on market $186,000 Active 66 DOM
7. 2026-06-09
   days on market $186,000 Active 62 DOM
8. 2026-06-08
   days on market $186,000 Active 61 DOM
9. 2026-06-07
   statusdays on market $186,000 Active 60 DOM
10. 2026-06-04
    days on market $186,000 Price Change 57 DOM
11. 2026-06-03
    days on market $186,000 Price Change 56 DOM
12. 2026-06-02
    days on market $186,000 Price Change 55 DOM
13. 2026-06-01
    days on market $186,000 Price Change 54 DOM
14. 2026-05-31
    days on market $186,000 Price Change 53 DOM
15. 2026-05-07
    price $190,000 375-char remark

    Show marketing remark (375 chars)

    Experience 210 Expedition Way, recently enhanced The kitchen features all stainless steel appliances and a functional kitchen supporting everyday utility. Outside, a storage shed provides additional utility space, complementing the well-defined fenced in backyard. This residence presents a practical layout for daily use. Included 100-Day Home Warranty with buyer activation

16. 2026-04-08
    listed $194,000 New 375-char remark

    Show marketing remark (375 chars)

    Experience 210 Expedition Way, recently enhanced The kitchen features all stainless steel appliances and a functional kitchen supporting everyday utility. Outside, a storage shed provides additional utility space, complementing the well-defined fenced in backyard. This residence presents a practical layout for daily use. Included 100-Day Home Warranty with buyer activation

17. 2026-04-01
    soldstatus
18. 2019-09-10
    status Back on Market
19. 2019-09-10
    historical
20. 2019-05-05
    status Pending
21. 2019-04-18
    price $168,999
22. 2019-04-03
    price $168,499
23. 2019-03-18
    listed $167,999 New

ⓘ 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: $5,262 · $439/mo
• Projected year-2 tax: $5,262 · $439/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,803
• − Mortgage interest: −$10,419
• − Property taxes: −$5,262
• − Insurance: −$930
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$204
• − Depreciation: −$5,411
• Taxable loss: −$5,592
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-1,115/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+13.1% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $190,000 LERA
• 2026-04-08 Listed $194,000 LERA
• 2026-04-01 Sold (Public Records) — Public Records
• 2019-09-10 Relisted — LERA
• 2019-09-10 Listing Removed — LERA
• 2019-05-05 Pending — LERA
• 2019-04-18 Price Changed $168,999 LERA
• 2019-04-03 Price Changed $168,499 LERA
• 2019-03-18 Listed $167,999 LERA

Property tax history

+44.0%/yr

Latest (2025): $5,262 · -0.8% YoY. Source: county tax records.