10911 Balmorhea · San Antonio, TX 78252

$239,000

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 143 Days on market

Built 2021 6,011 sqft lot $158/sqft · 16% below area Est $283k · 16% under $37/mo HOA · 2% of rent ↓ 4% 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 +14.5/15.0
• Cash flow +6.3/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +0.6/10.0

Listing remarks MLS

**Seller to provide $5000 in buyer's closing cost** Welcome home to this well-designed 3-bedroom, 2-bath home with a dedicated home office, SOLAR PANELS (will be paid off), and a 2-car garage! Step inside to a cozy family room that flows seamlessly into the kitchen, creating a comfortable space for both everyday living and entertaining. The kitchen features a center island, eat-in dining area, and plenty of room to gather. The spacious primary suite offers a private retreat with a double vanity, walk-in shower, and ample storage. Two additional bedrooms and a full secondary bathroom provide flexibility for guests or household members. Out back, enjoy a covered patio and a generously sized yard - perfect for relaxing evenings, weekend BBQs, and entertaining. The added benefit of solar panels offers energy efficiency and long-term savings potential.

Key facts

• Eat-in dining area
• Covered patio
• Solar panels

Tags

• DEDICATED HOME OFFICE
• SOLAR PANELS
• CENTER ISLAND
• EAT-IN DINING AREA
• COVERED PATIO
• GENEROUSLY SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.6% below list).
• Recommended offer: $163k (31.6% below list) — sets the bar for cash-flow.

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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% FRL); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-4 appreciation (-0.0% 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 143 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $163,365 (31.6% 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 143 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 11.0

CMA / ARV

• ARV (median comp): $282,870
• List price: $239,000
• Delta: -15.51%
• 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
7823 Coffee Ml	0.73mi	3/2.0	1,510 (0%)	3mo	$299,990	$199	64
5866 Cosmic Crisp	0.70mi	3/2.5	1,470 (-3%)	0mo	$279,950	$190	61
5923 Cripps Pink	0.70mi	3/2.5	1,470 (-3%)	5mo	$277,950	$189	57
5851 Cosmic Crisp	0.69mi	3/2.5	1,470 (-3%)	6mo	$272,950	$186	57
10807 Honey Crisp	0.70mi	3/2.0	1,434 (-5%)	3mo	$247,950	$173	56
5906 Cosmic Crisp	0.70mi	3/2.0	1,434 (-5%)	3mo	$276,950	$193	56
10707 Criterion	0.70mi	3/2.0	1,434 (-5%)	4mo	$275,950	$192	56
5911 Cripps Pink	0.70mi	3/2.0	1,434 (-5%)	5mo	$272,950	$190	55
5919 Cripps Pink	0.70mi	4/2.0 (+1)	1,572 (+4%)	3mo	$276,950	$176	52
5859 Cosmic Crisp	0.69mi	4/2.0 (+1)	1,572 (+4%)	4mo	$275,950	$176	52
10720 Earligold	0.72mi	4/2.0 (+1)	1,572 (+4%)	3mo	$276,950	$176	52
10803 Honey Crisp	0.70mi	4/2.0 (+1)	1,572 (+4%)	6mo	$275,950	$176	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.41×
• Total profit: $-39,413
• Equity at exit: $69,377

10-year hold

• IRR: -8.7%
• Equity multiple: 0.13×
• Total profit: $-57,907
• Equity at exit: $83,377

Cash invested: $66,920 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$462 /mo · $5,547/yr
• Insurance: −$100
• HOA: −$37
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-428

Break-even live

Break-even rent $2,345

Max offer price $163,365

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-361	+0% $-428	+5% $-496	+10% $-563
Rent	-10% $-571	-5% $-499	+0% $-428	+5% $-357	+10% $-286
Rate	-1.0pp $-308	-0.5pp $-367	base $-428	+0.5pp $-490	+1.0pp $-553

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10398 Martin Crk San Antonio, TX	3.0	2.5	1804	$1,699	$0.94	25d	1	0.04mi
10355 Dunlap San Antonio, TX	4.0	3.0	2024	$1,759	$0.87	5d	1	0.11mi
7303 Tradinghouse Ln San Antonio, TX	3.0	2.0	1510	$1,800	$1.19	45d	1	0.12mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	25d	1	0.21mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	0d	1	0.21mi
10510 Rayburn Lndg San Antonio, TX	4.0	3.0	2029	$2,050	$1.01	0d	1	0.29mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	19d	1	0.31mi
7162 Magnolia Pass Unit 101 San Antonio, TX	2.0	2.0	1109	$1,395	$1.26	22d	1	0.31mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1513	$1,690	$1.12	18d	1	0.34mi
7122 Magnolia Pass San Antonio, TX	2.0	2.0	1100	$1,600	$1.45	6d	1	0.36mi
10211 Tulipwood Run Unit 101 San Antonio, TX	3.0	2.5	1513	$1,599	$1.06	45d	1	0.36mi
10211 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1513	$1,574	$1.04	6d	1	0.36mi
10207 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,650	$1.10	46d	1	0.37mi
10207 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	45d	1	0.37mi
10203 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	25d	1	0.38mi
7524 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$3,300	$2.19	12d	1	0.42mi
7540 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,850	$1.23	45d	1	0.45mi
7545 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	45d	1	0.46mi
7545 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	22d	1	0.46mi
7649 Toledo Bnd San Antonio, TX	3.0	2.0	1682	$1,799	$1.07	4d	1	0.47mi
7162 Magnolia Pass San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	25d	1	0.47mi
7158 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	46d	1	0.47mi
7158 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	46d	1	0.47mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	25d	1	0.47mi
7153 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	19d	1	0.47mi
7153 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	19d	1	0.47mi
7149 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,395	$1.10	6d	1	0.47mi
6710 Greensleeves San Antonio, TX	3.0	2.0	1534	$1,700	$1.11	45d	1	0.48mi
7560 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	45d	1	0.48mi
7561 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,700	$1.13	45d	1	0.49mi
7621 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	45d	1	0.49mi
7620 Magnolia Vlg Unit 102 San Antonio, TX	3.0	2.5	1505	$1,800	$1.20	45d	1	0.50mi
7707 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,500	$1.00	14d	1	0.52mi
10318 Pinkston San Antonio, TX	3.0	2.0	1687	$1,850	$1.10	25d	1	0.55mi
10216 Eaglewood Nook San Antonio, TX	3.0	2.5	1513	$1,900	$1.26	0d	1	0.57mi
10520 Pomme San Antonio, TX	3.0	2.5	1858	$1,795	$0.97	18d	1	0.60mi
10518 Egremont San Antonio, TX	3.0	2.0	1534	$2,200	$1.43	0d	1	0.64mi
8011 Champion Crk San Antonio, TX	3.0	2.0	1631	$1,750	$1.07	22d	1	0.71mi
8183 Nube Medina San Antonio, TX	4.0	2.5	1525	$1,850	$1.21	16d	1	0.81mi
10615 Tattersall Blvd San Antonio, TX	4.0	2.5	2223	$1,950	$0.88	25d	1	0.87mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 17 events

1. 2026-06-21
   days on market $239,000 Active 143 DOM
2. 2026-06-18
   days on market $239,000 Active 140 DOM
3. 2026-06-17
   days on market $239,000 Active 139 DOM
4. 2026-06-16
   days on market $239,000 Active 138 DOM
5. 2026-06-15
   days on market $239,000 Active 137 DOM
6. 2026-06-13
   days on market $239,000 Active 135 DOM
7. 2026-06-09
   days on market $239,000 Active 131 DOM
8. 2026-06-08
   days on market $239,000 Active 130 DOM
9. 2026-06-07
   days on market $239,000 Active 129 DOM
10. 2026-06-04
    days on market $239,000 Active 126 DOM
11. 2026-06-03
    days on market $239,000 Active 125 DOM
12. 2026-06-02
    days on market $239,000 Active 124 DOM
13. 2026-06-01
    days on market $239,000 Active 123 DOM
14. 2026-05-31
    days on market $239,000 Active 122 DOM
15. 2026-04-25
    price $239,000 859-char remark

    Show marketing remark (859 chars)

    **Seller to provide $5000 in buyer's closing cost** Welcome home to this well-designed 3-bedroom, 2-bath home with a dedicated home office, SOLAR PANELS (will be paid off), and a 2-car garage! Step inside to a cozy family room that flows seamlessly into the kitchen, creating a comfortable space for both everyday living and entertaining. The kitchen features a center island, eat-in dining area, and plenty of room to gather. The spacious primary suite offers a private retreat with a double vanity, walk-in shower, and ample storage. Two additional bedrooms and a full secondary bathroom provide flexibility for guests or household members. Out back, enjoy a covered patio and a generously sized yard - perfect for relaxing evenings, weekend BBQs, and entertaining. The added benefit of solar panels offers energy efficiency and long-term savings potential.

16. 2026-03-20
    price $245,000 859-char remark

    Show marketing remark (859 chars)

    **Seller to provide $5000 in buyer's closing cost** Welcome home to this well-designed 3-bedroom, 2-bath home with a dedicated home office, SOLAR PANELS (will be paid off), and a 2-car garage! Step inside to a cozy family room that flows seamlessly into the kitchen, creating a comfortable space for both everyday living and entertaining. The kitchen features a center island, eat-in dining area, and plenty of room to gather. The spacious primary suite offers a private retreat with a double vanity, walk-in shower, and ample storage. Two additional bedrooms and a full secondary bathroom provide flexibility for guests or household members. Out back, enjoy a covered patio and a generously sized yard - perfect for relaxing evenings, weekend BBQs, and entertaining. The added benefit of solar panels offers energy efficiency and long-term savings potential.

17. 2026-01-29
    listed $249,000 New 859-char remark

    Show marketing remark (859 chars)

    **Seller to provide $5000 in buyer's closing cost** Welcome home to this well-designed 3-bedroom, 2-bath home with a dedicated home office, SOLAR PANELS (will be paid off), and a 2-car garage! Step inside to a cozy family room that flows seamlessly into the kitchen, creating a comfortable space for both everyday living and entertaining. The kitchen features a center island, eat-in dining area, and plenty of room to gather. The spacious primary suite offers a private retreat with a double vanity, walk-in shower, and ample storage. Two additional bedrooms and a full secondary bathroom provide flexibility for guests or household members. Out back, enjoy a covered patio and a generously sized yard - perfect for relaxing evenings, weekend BBQs, and entertaining. The added benefit of solar panels offers energy efficiency and long-term savings potential.

ⓘ 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: $5,547 · $462/mo
• Projected year-2 tax: $5,547 · $462/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,631
• − Mortgage interest: −$13,388
• − Property taxes: −$5,547
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − HOA: −$444
• − Depreciation: −$6,953
• Taxable loss: −$9,357
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-2,892/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-4.0% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $239,000 LERA
• 2026-03-20 Price Changed $245,000 LERA
• 2026-01-29 Listed $249,000 LERA

Property tax history

+74.5%/yr

Latest (2025): $5,547 · +1.2% YoY. Source: county tax records.