4283 Thalweg · San Antonio, TX 78223

$114,999

1 bd · 1.0 ba · 520 sqft · SingleFamily public records · 163 Days on market

Built 2022 Good condition 2,395 sqft lot $221/sqft · 22% below area Est $148k · 22% under $25/mo HOA · 2% of rent ↓ 18% 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 +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +4.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +1.9/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

Key facts

• 2,395 sq ft lot
• Community pool
• Built 2022

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $8 ($96/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (6.8% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $795 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.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (15%) 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.93% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (median comp): $147,845
• List price: $114,999
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.34×
• Total profit: $-21,222
• Equity at exit: $17,147

10-year hold

• IRR: -20.6%
• Equity multiple: 0.08×
• Total profit: $-29,785
• Equity at exit: $9,943

Cash invested: $32,200 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,072 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$48
• HOA: −$25
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $8

Break-even live

Break-even rent $1,062

Max offer price $114,999

Occupancy floor 94%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4247 Thalweg Way San Antonio, TX	1.0	1.0	520	$1,100	$2.12	44d	1	0.01mi
14050 Southton Rd Elmendorf, TX	1.0–2.0	1.0–2.0	839	$1,080	$1.29	2d	18	1.07mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 28 events

1. 2026-06-18
   days on market $114,999 Active 163 DOM
2. 2026-06-17
   days on market $114,999 Active 162 DOM
3. 2026-06-16
   days on market $114,999 Active 161 DOM
4. 2026-06-15
   days on market $114,999 Active 160 DOM
5. 2026-06-13
   days on market $114,999 Active 158 DOM
6. 2026-06-09
   days on market $114,999 Active 154 DOM
7. 2026-06-08
   days on market $114,999 Active 153 DOM
8. 2026-06-07
   days on market $114,999 Active 152 DOM
9. 2026-06-04
   days on market $114,999 Active 149 DOM
10. 2026-06-03
    days on market $114,999 Active 148 DOM
11. 2026-06-02
    days on market $114,999 Active 147 DOM
12. 2026-06-01
    days on market $114,999 Active 146 DOM
13. 2026-05-31
    days on market $114,999 Active 145 DOM
14. 2026-04-10
    price $114,999 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

15. 2026-03-13
    price $119,999 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

16. 2026-02-24
    price $124,999 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

17. 2026-02-12
    price $127,500 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

18. 2026-01-24
    price $129,999 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

19. 2026-01-06
    listed $135,000 New 423-char remark

    Show marketing remark (423 chars)

    Welcome to 4283 Thalweg Way! This compact and efficient home offers a smart layout that makes great use of every square foot. Ideal for a first-time buyer, downsizer, or investor, the property provides a low-maintenance living option in a convenient location near major highways, shopping, and dining. Simple, functional, and easy to maintain-this home is a great opportunity in a growing area. Schedule your showing today!

20. 2023-05-31
    soldstatus Sold 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2023-04-18
    status Pending 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2022-12-24
    price $157,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

23. 2022-12-24
    price $143,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

24. 2022-12-01
    price $145,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

25. 2022-10-21
    price $157,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

26. 2022-10-15
    price $152,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

27. 2022-10-07
    price $142,999 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

28. 2022-07-22
    listed $140,999 New 456-char remark

    Show marketing remark (456 chars)

    This two-story home has a smart layout that offers everything you need to live in comfort. The front door leads into an open concept kitchen, which flows effortlessly into the living area. In the back of the home is an owner's suite which features two closets and a private bathroom. Upstairs is an open space that can be used for storage. Est COE May 2023! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$153/yr (+$13/mo · 7.8%)

ⓘ 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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,860
• − Mortgage interest: −$6,442
• − Property taxes: −$1,951
• − Insurance: −$575
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − HOA: −$300
• − Depreciation: −$3,345
• Taxable loss: −$1,811
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $531/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers a smart layout and is ready for a new owner. It has a good condition score and minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters
• Both Add a small outdoor seating area — Can increase the home's appeal and functionality
• Both Install smart home features — Can increase the home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements can attract more buyers and renters ↑
• Both Add a small outdoor seating area — Can increase the home's appeal and functionality ↑
• Both Install smart home features — Can increase the home's value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• 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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-18.4% since first listed

15 events — show timeline

• 2026-04-10 Price Changed $114,999 LERA
• 2026-03-13 Price Changed $119,999 LERA
• 2026-02-24 Price Changed $124,999 LERA
• 2026-02-12 Price Changed $127,500 LERA
• 2026-01-24 Price Changed $129,999 LERA
• 2026-01-06 Listed $135,000 LERA
• 2023-05-31 Sold (MLS) — LERA
• 2023-04-18 Pending — LERA
• 2022-12-24 Price Changed $143,999 LERA
• 2022-12-24 Price Changed $157,999 LERA
• 2022-12-01 Price Changed $145,999 LERA
• 2022-10-21 Price Changed $157,999 LERA
• 2022-10-15 Price Changed $152,999 LERA
• 2022-10-07 Price Changed $142,999 LERA
• 2022-07-22 Listed $140,999 LERA

Property tax history

+44.2%/yr

Latest (2025): $1,951 · +16.3% YoY. Source: county tax records.