21166 Boulder Flts · San Antonio, TX 78266

$401,950

4 bd · 2.0 ba · 1,778 sqft · SingleFamily · 101 Days on market

Built 2025 6,098 sqft lot $226/sqft · at area comps Est $391k · at est. $80/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• ARV discount +6.3/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

Key facts

• Quartz countertops
• Open concept design
• Kitchen island

Tags

• OPEN CONCEPT DESIGN
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• QUARTZ COUNTERTOPS
• FARMHOUSE STYLE SINK
• KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $402k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (41.2% below list).
• Recommended offer: $236k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Bulverde Creek (math 51% / reading 58%, grade C, #621 of 4,322 statewide, top 15%, 1,003 students, 39% 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 62% at this address vs 44% district-wide (+19 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 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).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($366k) is reasonable based on typical stale-listing flexibility.
• 2 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 $236,244 (41.2% 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 101 days. Have you received any prior offers? Is the seller open to a 41% 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: 0.59% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 14.2

CMA / ARV

• ARV (median comp): $391,450
• List price: $401,950
• Delta: 2.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21150 Boulder Flts	0.03mi	4/2.0	1,778 (0%)	1mo	$384,950	$217	97
21130 Boulder Flts	0.08mi	4/2.0	1,778 (0%)	1mo	$387,950	$218	96
21207 Boulder Flts	0.05mi	4/2.0	1,840 (+4%)	1mo	$365,000	$198	91
21154 Boulder Flts	0.03mi	4/2.5	1,823 (+2%)	2mo	$391,950	$215	91
21138 Boulder Flts	0.06mi	4/2.5	1,823 (+2%)	2mo	$393,950	$216	90
21162 Boulder Flts	0.01mi	4/2.0	1,680 (-6%)	1mo	$368,950	$220	89
20944 Gravel Keep	0.16mi	4/2.5	1,823 (+2%)	0mo	$417,500	$229	86
21118 Boulder Flts	0.10mi	4/2.0	1,680 (-6%)	1mo	$367,950	$219	85
20921 Gravel Keep	0.22mi	4/2.5	1,823 (+2%)	0mo	$424,105	$233	83
21126 Boulder Flts	0.09mi	3/2.0 (-1)	1,595 (-10%)	0mo	$379,950	$238	74
20931 Stonework Spur	0.28mi	4/2.0	2,031 (+14%)	1mo	$425,950	$210	62
21503 Riverton Rise	0.74mi	3/2.0 (-1)	1,770 (-0%)	2mo	$280,000	$158	59

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $183,280
• Equity at exit: $362,108

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $567,245
• Equity at exit: $780,900

Cash invested: $112,546 (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: 14.2×

Monthly cashflow live

• Estimated rent: $2,362 high
• Mortgage (P&I): −$2,108
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$167
• HOA: −$80
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-557

Break-even live

Break-even rent $3,067

Max offer price $303,624

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-443	+0% $-557	+5% $-1,130	+10% $-1,269
Rent	-10% $-743	-5% $-650	+0% $-557	+5% $-463	+10% $-370
Rate	-1.0pp $-354	-0.5pp $-454	base $-557	+0.5pp $-661	+1.0pp $-767

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: $100,488
• Closing costs: $12,058
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21223 Cobbles Loop San Antonio, TX	4.0	3.0	2464	$2,850	$1.16	0d	1	0.05mi
21066 Gravel Keep San Antonio, TX	4.0	2.5	2257	$2,400	$1.06	0d	1	0.07mi
5536 Jewel Curv San Antonio, TX	4.0	2.0	1750	$2,500	$1.43	45d	1	0.17mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1778	$2,250	$1.27	3d	1	0.22mi
5518 Stormie Keep San Antonio, TX	4.0	2.0	1779	$2,250	$1.26	4d	1	0.22mi
5515 Stormie Keep San Antonio, TX	4.0	3.0	2257	$2,450	$1.09	23d	1	0.24mi
5714 Pin Pt San Antonio, TX	4.0	2.5	2146	$2,400	$1.12	0d	1	0.32mi
5103 Gully Way San Antonio, TX	4.0	2.0	1778	$2,200	$1.24	13d	1	0.32mi
21266 Watercourse Way San Antonio, TX	4.0	3.0	2257	$2,400	$1.06	45d	1	0.38mi
5015 Gully Way San Antonio, TX	4.0	2.5	2023	$2,400	$1.19	0d	1	0.39mi
5602 Chestnut Xing San Antonio, TX	3.0	2.5	1958	$2,250	$1.15	25d	1	0.41mi
10822 Rindle Ln San Antonio, TX	3.0	2.5	2320	$1,949	$0.84	45d	1	0.45mi
20859 Rindle Ln San Antonio, TX	4.0	3.0	2032	$2,500	$1.23	21d	1	0.49mi
21339 Watercourse Way San Antonio, TX	4.0	2.5	2171	$2,300	$1.06	46d	1	0.49mi
21027 Watercourse Way San Antonio, TX	4.0	2.5	1823	$2,195	$1.20	22d	1	0.55mi
21514 Thunder Basin San Antonio, TX	3.0	2.5	1928	$2,100	$1.09	19d	1	0.57mi
21735 Thunder Basin San Antonio, TX	4.0	2.5	2363	$2,150	$0.91	45d	1	0.57mi
22224 Backspin San Antonio, TX	4.0	2.5	2323	$2,290	$0.99	12d	1	0.73mi
22219 Esperanza Way San Antonio, TX	3.0	2.0	2428	$2,350	$0.97	4d	1	0.74mi
22419 Carriage Bush San Antonio, TX	4.0	3.0	2340	$2,395	$1.02	45d	1	0.81mi
5951 Southern Knl San Antonio, TX	3.0	2.0	1648	$2,500	$1.52	0d	1	0.89mi
22507 Green Jacket San Antonio, TX	3.0	2.0	1535	$2,100	$1.37	45d	1	0.97mi
22618 Double Bogey San Antonio, TX	4.0	2.0	1720	$1,950	$1.13	5d	1	0.99mi
22626 Double Bogey San Antonio, TX	4.0	2.5	2309	$2,500	$1.08	45d	1	1.00mi
5131 Blind Shot San Antonio, TX	4.0	2.0	1572	$2,100	$1.34	45d	1	1.02mi
6015 Akin Stroll San Antonio, TX	3.0	2.0	1534	$2,100	$1.37	45d	1	1.04mi
4610 Sebastian Oak San Antonio, TX	3.0	2.0	2094	$2,095	$1.00	19d	1	1.05mi
5714 Agave Spine San Antonio, TX	4.0	3.0	2011	$2,600	$1.29	45d	1	1.05mi
4526 Bexley Trl San Antonio, TX	3.0	2.0	1657	$1,975	$1.19	3d	1	1.11mi
5819 Akin Pl San Antonio, TX	4.0	2.0	1648	$1,800	$1.09	25d	1	1.12mi
5707 Tpc Pkwy San Antonio, TX	4.0	1.0–3.0	1013	$1,838	$1.81	3d	19	1.13mi
5040 Pitch San Antonio, TX	4.0	3.0	2473	$2,600	$1.05	0d	1	1.14mi
20803 Cape Coral San Antonio, TX	4.0	2.0	1699	$2,200	$1.29	15d	1	1.17mi
22763 Tee Shot San Antonio, TX	3.0	2.5	2041	$2,300	$1.13	45d	1	1.21mi
5106 Blind Shot San Antonio, TX	5.0	2.5	1950	$2,400	$1.23	45d	1	1.22mi
6035 Akin Pl San Antonio, TX	3.0	2.0	1690	$2,100	$1.24	6d	1	1.27mi
6022 Akin Quay San Antonio, TX	4.0	2.0	1739	$2,200	$1.27	6d	1	1.28mi
5505 TPC Pkwy Unit 3213 San Antonio, TX	3.0	2.0	1895	$2,438	$1.29	0d	1	1.28mi
23215 Langdon Lndg San Antonio, TX	4.0	2.5	2075	$2,550	$1.23	4d	1	1.30mi
5040 Fairway Wood San Antonio, TX	5.0	3.0	2548	$2,900	$1.14	19d	1	1.32mi

HOA detail

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

Listing history 19 events

1. 2026-06-21
   days on market $401,950 Active 101 DOM
2. 2026-06-18
   days on market $401,950 Active 98 DOM
3. 2026-06-17
   days on market $401,950 Active 97 DOM
4. 2026-06-16
   statusdays on market $401,950 Active 96 DOM
5. 2026-06-13
   days on market $401,950 Price Change 93 DOM
6. 2026-06-13
   days on market $401,950 Price Change 92 DOM
7. 2026-06-09
   days on market $401,950 Price Change 89 DOM
8. 2026-06-08
   days on market $401,950 Price Change 88 DOM
9. 2026-06-07
   pricestatusdays on market $401,950 Price Change 87 DOM
10. 2026-06-04
    days on market $419,115 Active 84 DOM
11. 2026-06-03
    days on market $419,115 Active 83 DOM
12. 2026-06-02
    days on market $419,115 Active 82 DOM
13. 2026-06-01
    days on market $419,115 Active 81 DOM
14. 2026-05-31
    days on market $419,115 Active 80 DOM
15. 2026-04-07
    price $419,115 1722-char remark

    Show marketing remark (1722 chars)

    Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

16. 2026-04-07
    status Back on Market 1722-char remark

    Show marketing remark (1722 chars)

    Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

17. 2026-03-16
    status Pending 1722-char remark

    Show marketing remark (1722 chars)

    Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

18. 2026-02-21
    price $396,950 1722-char remark

    Show marketing remark (1722 chars)

    Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

19. 2026-02-19
    listed $415,500 New 1722-char remark

    Show marketing remark (1722 chars)

    Modern design meets everyday livability in The Gaven floor plan located at Brookstone Creek in thriving San Antonio, TX! This spacious 1778 square foot, single-story home offers four bedrooms, two full bathrooms and a well-balanced layout perfect for a variety of lifestyles. From the moment you enter, a welcoming foyer sets the tone for the home's open and airy feel. The kitchen, dining area and living room are centrally located in an open-concept design, making it easy to entertain or enjoy everyday moments. The kitchen is both stylish and functional, showcasing stainless steel appliances, a gas cooking range, quartz countertops, flat panel cabinetry and a farmhouse-style sink. A spacious kitchen island and white subway tile backsplash add the finishing touches to this modern culinary space. The primary suite, tucked away at the rear of the home for privacy, offers a generous retreat complete with a tiled walk-in shower, dual vanity sinks and a walk-in closet. Your secondary bedrooms are thoughtfully designed to offer privacy and flexibility. Each room features quality carpet flooring, windows and ample closet space, making them ideal for children, guests or a home office. 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. Enjoy outdoor living with a covered patio (per plan), full yard professional landscaping package and irrigation, ensuring that your home looks its best every single day. The Gaven floor plan offers thoughtful design, stylish finishes, and plenty of room to grow - right here in vibrant Brookstone Creek.

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $7,356 · $613/mo
• Expected delta: +$6,545/yr (+$545/mo · 807.1%)

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

Taxation est. · year 1

• Rental income: $28,349
• − Mortgage interest: −$22,515
• − Property taxes: −$811
• − Insurance: −$2,010
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$960
• − Depreciation: −$11,693
• Taxable loss: −$14,176
• Est. tax savings @ 24.0%: +$3,402
• After-tax cash flow: $-3,277/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

+0.9% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $419,115 LERA
• 2026-04-07 Relisted — LERA
• 2026-03-16 Pending — LERA
• 2026-02-21 Price Changed $396,950 LERA
• 2026-02-19 Listed $415,500 LERA

Property tax history

+1.9%/yr

Latest (2025): $811 · +1.9% YoY. Source: county tax records.