3818 Colemans Run · San Antonio, TX 78109

$184,900

3 bd · 2.0 ba · 1,096 sqft · SingleFamily public records · 40 Days on market

Built 2019 5,488 sqft lot $169/sqft · 17% below area Est $223k · 17% under $38/mo HOA · 2% 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
• Cash flow +9.3/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and efficient, this 3-bedroom, 2-bathroom single-story ranch in the popular Ackerman Gardens community is move-in ready! Built in 2019, the home features a modern open-concept layout designed to maximize every square inch. The bright kitchen flows seamlessly into the spacious living and dining areas, boasting durable luxury vinyl flooring and a full suite of appliances. The private primary suite includes a large walk-in closet and a dedicated en-suite bath, while two additional bedrooms provide the perfect space for guests or a home office. Step outside to a fully fenced, level backyard with a concrete patio-ideal for weekend BBQs. This all-electric home includes an attached 2-car

Key facts

• Bright kitchen
• Walk-in closet
• Concrete patio

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• LUXURY VINYL FLOORING
• WALK-IN CLOSET
• FULLY FENCED BACKYARD
• CONCRETE PATIO

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $115 quarterly; Association transfer fee $250

Exterior

• Parking: 2-car garage
• Utilities: Water system; Sewer system
• Home design: Pre-owned home; Approximately 7 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Park/playground in the community

Interior

• Kitchen: Microwave; Stove/Range; Refrigerator; Kitchen approximately 10 x 8
• Bedrooms: Master bedroom on lower level (14 x 12); Bedroom 2 (12 x 12); Bedroom 3 (12 x 12)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (6 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; All window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (13.3% below list).
• Recommended offer: $160k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: crime F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: James L Masters (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 802 students, 66% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,242 (13.3% 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 40 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

• ARV (median comp): $223,092
• List price: $184,900
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Snowbird	0.12mi	3/2.0	1,179 (+8%)	14mo	$219,900	$187	70
3918 Colemans Run	0.11mi	3/2.0	1,234 (+13%)	19mo	$204,900	$166	58
3025 Neptunes Sea	0.56mi	3/2.0	1,248 (+14%)	4mo	$210,000	$168	48
7311 Marina Del Rey	0.70mi	3/2.0	1,234 (+13%)	3mo	$215,000	$174	44
7923 Brinson Ct	0.48mi	3/2.0	1,246 (+14%)	17mo	$245,000	$197	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -25.2%
• Equity multiple: 0.17×
• Total profit: $-43,125
• Equity at exit: $27,569

10-year hold

• IRR: -36.2%
• Equity multiple: -0.28×
• Total profit: $-66,328
• Equity at exit: $15,987

Cash invested: $51,772 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1207
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$970
• Tax from tax record: −$316 /mo · $3,789/yr
• Insurance: −$77
• HOA: −$38
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-135

Break-even live

Break-even rent $1,773

Max offer price $161,139

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-82	+0% $-135	+5% $-187	+10% $-239
Rent	-10% $-261	-5% $-198	+0% $-135	+5% $-71	+10% $-8
Rate	-1.0pp $-41	-0.5pp $-87	base $-135	+0.5pp $-182	+1.0pp $-231

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	4d	1	0.07mi
3023 Laguna Clfs Converse, TX	3.0	2.0	1342	$1,650	$1.23	5d	1	0.52mi
6941 Sunspot Converse, TX	3.0	2.0	1355	$1,240	$0.92	14d	1	0.64mi
3814 Pickles Way Converse, TX	3.0	2.0	1450	$1,595	$1.10	45d	1	0.67mi
7022 Phoenix Path Converse, TX	3.0	2.0	1209	$1,750	$1.45	18d	1	0.85mi
7363 Golf Vista Blvd San Antonio, TX	2.0	2.0	1050	$1,275	$1.21	45d	1	0.89mi
7323 Golf Vista Blvd San Antonio, TX	2.0	2.0	1100	$1,200	$1.09	25d	1	0.94mi
7030 Lakeview Dr #102 San Antonio, TX	3.0	2.5	1324	$1,295	$0.98	45d	1	0.94mi
7014 Lakeview Dr Unit 102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	25d	1	0.95mi
6929 Trail Lk San Antonio, TX	3.0	2.0	1264	$1,550	$1.23	45d	1	0.95mi
7034 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	45d	1	0.95mi
6950 Lakeview Dr Unit 102 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	3d	1	0.96mi
6942 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,300	$0.98	5d	1	0.97mi
6934 Lakeview Dr #101 San Antonio, TX	3.0	2.5	1324	$1,450	$1.10	4d	1	0.97mi
2411 Woodlake Pkwy Converse, TX	1.0–4.0	1.0–2.0	1083	$1,504	$1.39	3d	18	0.98mi
8329 Kinclaven Ct Converse, TX	4.0	2.0	1418	$1,895	$1.34	0d	1	0.98mi
6870 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	25d	1	0.99mi
6842 Lakeview Dr Unit 101 San Antonio, TX	3.0	2.5	1324	$1,395	$1.05	45d	1	0.99mi
6734 Summer Fest Dr San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	3d	8	0.99mi
6734 Summer Fest Dr Unit 128 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	45d	1	1.00mi
6734 Summer Fest Dr Unit 148 San Antonio, TX	3.0	2.5	1225	$1,500	$1.22	16d	1	1.00mi
6734 Summer Fest Dr Unit 150 San Antonio, TX	3.0	2.5	1225	$1,575	$1.29	16d	1	1.00mi
6734 Summer Fest Dr Unit 130 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	25d	1	1.00mi
6734 Summer Fest Dr Unit 114 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	16d	1	1.00mi
6734 Summer Fest Dr Unit 108 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	46d	1	1.00mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,245	$0.94	23d	1	1.01mi
5607 Golf Mist Unit 1 San Antonio, TX	3.0	2.5	1321	$1,295	$0.98	25d	1	1.01mi
5507 Roanwood San Antonio, TX	3.0	2.0	950	$1,200	$1.26	0d	1	1.03mi
5730 Golf Hts Unit 1 San Antonio, TX	3.0	2.5	1321	$1,300	$0.98	0d	1	1.05mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,550	$1.22	19d	1	1.05mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,525	$1.20	6d	1	1.05mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	22d	1	1.06mi
5528 Lochmoor San Antonio, TX	2.0	2.0	987	$1,775	$1.80	4d	1	1.08mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	12d	1	1.08mi
8411 Crinum Lily Dr Converse, TX	3.0	2.0	1259	$1,550	$1.23	25d	1	1.09mi
5527 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	1.09mi
7222 Golf Way #2 San Antonio, TX	3.0	2.0	1220	$1,300	$1.07	0d	1	1.10mi
5529 Lochmoor Unit 2 San Antonio, TX	2.0	1.0	825	$875	$1.06	45d	1	1.10mi
4311 Rogans Hbr San Antonio, TX	3.0	2.0	1380	$1,500	$1.09	45d	1	1.10mi
7027 Farm To Market RD San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,599	$1.84	0d	31	1.10mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: electric

Listing history 16 events

1. 2026-06-04
   status $184,900 Pending 40 DOM
2. 2026-06-03
   days on market $184,900 Active Option 40 DOM
3. 2026-06-02
   days on market $184,900 Active Option 39 DOM
4. 2026-06-01
   days on market $184,900 Active Option 38 DOM
5. 2026-05-31
   days on market $184,900 Active Option 37 DOM
6. 2026-05-15
   price $184,900 776-char remark
7. 2026-04-24
   listed $194,900 New 776-char remark
8. 2026-01-17
   historical $1,425
9. 2026-01-15
   listed $1,425
10. 2025-01-31
    historical $1,425
11. 2025-01-27
    historical $1,425
12. 2025-01-09
    listed $1,425
13. 2024-12-13
    price $1,425
14. 2024-12-06
    price $1,449
15. 2024-11-22
    price $1,545
16. 2024-11-05
    listed $1,575

ⓘ 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: $3,789 · $316/mo
• Projected year-2 tax: $3,789 · $316/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 ≥108°F today · 21 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: $19,229
• − Mortgage interest: −$10,357
• − Property taxes: −$3,789
• − Insurance: −$924
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$456
• − Depreciation: −$5,379
• Taxable loss: −$4,753
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $-473/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

+11639.7% since first listed

13 events — show timeline

• 2026-06-03 Pending — LERA
• 2026-05-20 Contingent — LERA
• 2026-05-15 Price Changed $184,900 LERA
• 2026-04-24 Listed $194,900 LERA
• 2026-01-17 Rental Removed $1,425 RENTALBEAST
• 2026-01-15 Listed for Rent $1,425 RENTALBEAST
• 2025-01-31 Rental Removed $1,425 RENTALBEAST
• 2025-01-27 Rental Removed $1,425 RENT.
• 2025-01-09 Listed for Rent $1,425 RENTALBEAST
• 2024-12-13 Price Changed $1,425 RENT.
• 2024-12-06 Price Changed $1,449 RENT.
• 2024-11-22 Price Changed $1,545 RENT.
• 2024-11-05 Listed for Rent $1,575 RENT.

Property tax history

+32.8%/yr

Latest (2025): $3,789 · -5.3% YoY. Source: county tax records.