1 Towers Park Ln #1604 · San Antonio, TX 78209

$22,500

1 bd · 1.0 ba · 688 sqft · SingleFamily public records · 466 Days on market

Built 1988 $33/sqft · 58% below area $2292/mo HOA · 195% of rent ↓ 50% since listing

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

Key facts

• New tile floors
• Laundry facilities
• Stainless appliances

Tags

• NEW TILE FLOORS
• DESIGNER TILE BACKSPLASH
• STAINLESS APPLIANCES
• WALK-IN SHOWER
• LAUNDRY FACILITIES
• HEATED POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate -75.9% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Zoned schools: Lamar El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 297 students, 72% FRL, charter); Edison H S (math 14% / reading 24%, grade F, #1,431 of 1,632 statewide, top 88%, 1,329 students, 90% FRL) — zoned schools at 81% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 373 active listings in the ZIP; 37 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).
• This rent is only 16% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $156 of loan paydown is wiped out by about $675 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 466 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $16k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; HOA is 195% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,800 (12.0% 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 466 days. Have you received any prior offers? Is the seller open to a 12% 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: 5.21% ✓
• Cap rate: -75.89%
• Cash-on-cash: -293.50%
• DSCR: -12.06
• GRM: 1.6

CMA / ARV

• ARV (median comp): $54,142
• List price: $22,500
• Delta: -58.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: -15.47×
• Total profit: $-103,783
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: -34.58×
• Total profit: $-224,180
• Equity at exit: $1,945

Cash invested: $6,300 (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 78209

• Rents YoY: -1.0%
• Active inventory: 373
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$118
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$9
• HOA: −$2,292
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-1,541

Break-even live

Break-even rent $3,123

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,528	-5% $-1,535	+0% $-1,541	+5% $-1,547	+10% $-1,554
Rent	-10% $-1,634	-5% $-1,587	+0% $-1,541	+5% $-1,495	+10% $-1,448
Rate	-1.0pp $-1,530	-0.5pp $-1,535	base $-1,541	+0.5pp $-1,547	+1.0pp $-1,553

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Towers Park Ln San Antonio, TX	1.0–2.0	1.0–2.0	1064	$1,600	$1.50	0d	4	0.01mi
1 Towers Park Ln #1004 San Antonio, TX	1.0	1.0	688	$2,700	$3.92	0d	1	0.01mi
1103 Harry Wurzbach Rd San Antonio, TX	1.0–2.0	1.0–2.0	1264	$850	$0.67	16d	6	0.57mi
307 Victor St San Antonio, TX	2.0	1.0	612	$1,000	$1.63	25d	1	0.89mi
805 Eleanor Ave Unit B San Antonio, TX	1.0	1.0	500	$745	$1.49	45d	1	0.94mi
504 Elmhurst Ave #3 San Antonio, TX	1.0	1.0	612	$850	$1.39	6d	1	0.95mi
209 Victor St San Antonio, TX	1.0–2.0	1.0	620	$575	$0.93	25d	2	0.95mi
801 Eleanor Ave San Antonio, TX	1.0	1.0	500	$745	$1.49	45d	1	0.96mi
119 Andrews San Antonio, TX	2.0	1.0	750	$1,725	$2.30	0d	1	0.96mi
208 Victor St Unit 13 San Antonio, TX	1.0	1.0	545	$575	$1.06	19d	1	0.98mi
216 Lucas St Unit 8 San Antonio, TX	1.0	1.0	565	$800	$1.42	45d	1	0.99mi
152 Harrigan Ct Unit 6 Alamo Heights, TX	1.0	1.0	750	$1,230	$1.64	45d	1	1.01mi
152 Harrigan Ct Unit 2 Alamo Heights, TX	1.0	1.0	750	$1,250	$1.67	6d	1	1.01mi
451 Natalen Ave Unit 3101 San Antonio, TX	1.0	1.0	400	$940	$2.35	23d	1	1.09mi
451 Natalen Ave Apt 1201 San Antonio, TX	1.0	1.0	400	$950	$2.38	4d	1	1.09mi
539 Eleanor Ave Apt 305 San Antonio, TX	—	1.0	450	$1,061	$2.36	45d	1	1.15mi
539 Eleanor Ave San Antonio, TX	2.0	1.0	615	$1,180	$1.92	6d	2	1.15mi
240 Claremont Ave San Antonio, TX	1.0	1.0	700	$1,300	$1.86	14d	1	1.22mi
218 Claremont Ave Unit 4 San Antonio, TX	1.0	1.0	700	$895	$1.28	14d	1	1.26mi
455 Eleanor Ave Unit 1 San Antonio, TX	1.0	1.0	624	$850	$1.36	25d	1	1.28mi
101 Arcadia Pl San Antonio, TX	1.0	1.0	602	$900	$1.50	45d	1	1.28mi
133 Parland Pl #3 San Antonio, TX	1.0	1.0	710	$950	$1.34	6d	1	1.32mi
308 Natalen Ave Unit C San Antonio, TX	1.0	1.0	675	$1,075	$1.59	45d	1	1.32mi
308 Natalen Ave Unit D San Antonio, TX	—	1.0	400	$775	$1.94	45d	1	1.32mi
5441 N New Braunfels Ave Alamo Heights, TX	1.0	1.0	662	$975	$1.47	45d	1	1.33mi
417 Eleanor Ave Unit 2 San Antonio, TX	—	1.0	550	$800	$1.45	45d	1	1.36mi
514 Bee St San Antonio, TX	2.0	1.0	672	$895	$1.33	45d	1	1.37mi
512 Bee St San Antonio, TX	2.0	1.0	672	$845	$1.26	25d	1	1.37mi
5500 Broadway San Antonio, TX	3.0	1.0–2.0	1059	$2,258	$2.13	0d	14	1.43mi
211 Natalen Ave Unit 210 San Antonio, TX	1.0	1.0	675	$770	$1.14	45d	1	1.44mi
211 Natalen Ave Unit 204 San Antonio, TX	1.0	1.0	659	$820	$1.24	45d	1	1.44mi
3714 Binz Engleman Rd San Antonio, TX	1.0–3.0	1.0–2.0	955	$899	$0.94	16d	16	1.44mi
1315 E Mulberry Ave Apt 17 San Antonio, TX	1.0	1.0	700	$1,050	$1.50	6d	1	1.45mi
218 Natalen Ave San Antonio, TX	1.0	1.0	500	$975	$1.95	4d	1	1.46mi
340 Montclair St San Antonio, TX	1.0	1.0	720	$980	$1.36	25d	1	1.46mi
215 Eleanor Ave #2 San Antonio, TX	1.0	1.0	650	$1,195	$1.84	25d	1	1.47mi
1235 E Mulberry Ave San Antonio, TX	2.0	1.0–2.0	914	$2,272	$2.48	0d	29	1.49mi

HOA detail

• Monthly dues: $2,292 · $27,504/yr
• Likely covers: watertrashinternetcablepoolgym

Listing history 30 events

1. 2026-06-21
   days on market $22,500 Active 466 DOM
2. 2026-06-18
   days on market $22,500 Active 463 DOM
3. 2026-06-17
   days on market $22,500 Active 462 DOM
4. 2026-06-16
   days on market $22,500 Active 461 DOM
5. 2026-06-15
   days on market $22,500 Active 460 DOM
6. 2026-06-13
   days on market $22,500 Active 458 DOM
7. 2026-06-09
   days on market $22,500 Active 454 DOM
8. 2026-06-08
   days on market $22,500 Active 453 DOM
9. 2026-06-07
   days on market $22,500 Active 452 DOM
10. 2026-06-04
    days on market $22,500 Active 449 DOM
11. 2026-06-03
    days on market $22,500 Active 448 DOM
12. 2026-06-02
    days on market $22,500 Active 447 DOM
13. 2026-06-01
    days on market $22,500 Active 446 DOM
14. 2026-05-31
    days on market $22,500 Active 445 DOM
15. 2026-02-24
    price $22,500 802-char remark

    Show marketing remark (802 chars)

    Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

16. 2025-11-08
    price $25,000 802-char remark

    Show marketing remark (802 chars)

    Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

17. 2025-06-18
    price $28,500 802-char remark

    Show marketing remark (802 chars)

    Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

18. 2025-04-22
    price $35,000 802-char remark

    Show marketing remark (802 chars)

    Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

19. 2025-03-12
    listed $38,500 New 802-char remark

    Show marketing remark (802 chars)

    Step into this gorgeous, light-filled unit that feels just like a model! The open and spacious layout shines with brand-new wood-look tile floors-no carpet in sight-along with a stylish tile backsplash and stainless appliances. The bathroom is a true retreat with its beautiful walk-in shower, and from the 16th-floor balcony you'll enjoy stunning views you'll never tire of. Life at The Towers (55+) is all about ease and comfort. The monthly fee covers so many extras: valet service that parks your car and helps bring things up to your unit, a secure garage, Co-Op-owned and serviced HVAC, cable, Wi-Fi, water, and trash. You'll also find laundry rooms on every floor, a fitness center with classes and a trainer, a heated pool and spa, and plenty more to make every day feel a little like vacation.

20. 2024-04-15
    historical
21. 2024-01-17
    listed $49,000 New
22. 2018-11-21
    historical
23. 2018-10-01
    listed $47,000 New
24. 2016-07-29
    historical
25. 2016-07-19
    status Back on Market
26. 2016-07-15
    historical Active Option
27. 2016-07-11
    listed $51,000 New
28. 2010-07-03
    historical
29. 2010-03-03
    listed $45,000
30. 1991-11-01
    soldstatus

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $574 · $48/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,070
• − Mortgage interest: −$1,260
• − Property taxes: −$574
• − Insurance: −$112
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − HOA: −$27,504
• − Depreciation: −$655
• Taxable loss: −$18,286
• Est. tax savings @ 24.0%: +$4,389
• After-tax cash flow: $-14,102/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): 43,400
• Household income: $86,514
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 1480.0

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 0.56)
• Race & ethnicity: White 59% Hispanic / Latino 30% Two or more races 19% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 79% English-only · Spanish 17% Other Indo-European 2% Tagalog/Filipino 0%

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: ▼ -386.19%
• Current HPI: 251.5759
• Rent YoY: ▼ -1.04%
• 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

-50.0% since first listed

16 events — show timeline

• 2026-02-24 Price Changed $22,500 LERA
• 2025-11-08 Price Changed $25,000 LERA
• 2025-06-18 Price Changed $28,500 LERA
• 2025-04-22 Price Changed $35,000 LERA
• 2025-03-12 Listed $38,500 LERA
• 2024-04-15 Listing Removed — LERA
• 2024-01-17 Listed $49,000 LERA
• 2018-11-21 Listing Removed — LERA
• 2018-10-01 Listed $47,000 LERA
• 2016-07-29 Listing Removed — LERA
• 2016-07-19 Relisted — LERA
• 2016-07-15 Contingent — LERA
• 2016-07-11 Listed $51,000 LERA
• 2010-07-03 Listing Removed — LERA
• 2010-03-03 Listed $45,000 LERA
• 1991-11-01 Sold (Public Records) — Public Records

Property tax history

-2.4%/yr

Latest (2025): $574 · -31.8% YoY. Source: county tax records.