5708 Basil Chase · San Antonio, TX 78152

$274,000

3 bd · 2.0 ba · 1,633 sqft · SingleFamily public records · 249 Days on market

Built 2024 5,924 sqft lot Est $289k · 5% under $21/mo HOA · 1% 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 +9.8/15.0
• Cash flow +7.9/30.0
• Appreciation +5.6/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• DSCR +2.0/10.0
• 1% rule +1.6/10.0

Listing remarks

Move in ready, single story home provides ample space to live and grow that is move in ready on a greenbelt lot! An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Kitchen has quartz counter tops, stainless appliances, gas cooking, and modern cabinets. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom, oversized shower, double vanity, and roomy walk-in closet. Water softener, refrigerator and garage door opener included. Exterior features sprinkler

Key facts

• Gas cooking
• Modern cabinets
• Stainless appliances

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• QUARTZ COUNTER TOPS
• STAINLESS APPLIANCES
• GAS COOKING
• MODERN CABINETS

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $250 annually; Association transfer fee $250; Subdivision: SAGE MEADOWS UT-1

Exterior

• Parking: 2-car garage
• Utilities: Water system; Sewer system
• Home design: Pre-owned home; Built by Lennar (approx. 2 years old)
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and cement fiber exterior

Interior

• Kitchen: Island kitchen; Stove/Range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2 (approx. 12 x 11); Bedroom 3 (approx. 12 x 11); Master bedroom (approx. 14 x 12)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with shower only and double vanity (approx. 10 x 7)
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Chandelier; Separate dining room; Eat-in kitchen with island and breakfast bar; Utility room inside; Ground level / no steps; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (33.9% below list).
• Recommended offer: $181k (33.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents soft (-0.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 18% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,089 (33.9% 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 249 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $289,041
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5736 E FM 1518	0.10mi	3/1.5	1,611 (-1%)	9mo	$190,000	$118	83
5433 Shasta Pl	0.26mi	3/2.0	1,556 (-5%)	11mo	$279,990	$180	71
5211 Hunters Park	0.30mi	3/2.0	1,687 (+3%)	12mo	$334,990	$199	70
13029 Savory Pl	0.39mi	3/2.0	1,642 (+1%)	13mo	$289,990	$177	70
5607 Basil Chase	0.05mi	3/2.0	1,458 (-11%)	12mo	$262,450	$180	70
5506 Daniel Way	0.30mi	3/2.0	1,500 (-8%)	5mo	$189,500	$126	68
5250 Winding Strm	0.43mi	3/2.5	1,608 (-2%)	12mo	$262,000	$163	66
13018 Thyme Way	0.21mi	3/2.0	1,458 (-11%)	12mo	$235,000	$161	62
13406 Flower Pond	0.58mi	3/2.0	1,664 (+2%)	11mo	$240,000	$144	61
13131 Savory Pl	0.38mi	3/2.0	1,485 (-9%)	11mo	$289,990	$195	58
4907 Oxbow Bnd	0.49mi	3/2.0	1,842 (+13%)	11mo	$310,000	$168	47
13612 Helton Pass	0.54mi	3/2.0	1,412 (-14%)	7mo	$274,990	$195	47

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

Projected returns pro-forma

1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.80×
• Total profit: $-15,309
• Equity at exit: $97,033

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-2,231
• Equity at exit: $131,695

Cash invested: $76,720 (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 78152

• Home prices YoY: 0.4%
• Rents YoY: -0.9%
• Active inventory: 158
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,437
• Tax from tax record: −$146 /mo · $1,756/yr
• Insurance: −$114
• HOA: −$21
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-288

Break-even live

Break-even rent $2,175

Max offer price $223,158

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-210	+0% $-288	+5% $-365	+10% $-443
Rent	-10% $-431	-5% $-359	+0% $-288	+5% $-216	+10% $-145
Rate	-1.0pp $-150	-0.5pp $-218	base $-288	+0.5pp $-359	+1.0pp $-431

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: $68,500
• Closing costs: $8,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5546 Basil Chase Converse, TX	3.0	2.0	1217	$1,829	$1.50	4d	1	0.08mi
5330 Lisa Pt Apt 102 St Hedwig, TX	3.0	2.5	1250	$1,400	$1.12	0d	1	0.13mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	0d	1	0.13mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	19d	1	0.16mi
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	16d	1	0.21mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	0.26mi
13210 Hagerd Loop Saint Hedwig, TX	3.0	2.5	2133	$2,200	$1.03	0d	1	0.27mi
13003 Rosemary Cv Converse, TX	4.0	3.0	1910	$1,631	$0.85	0d	1	0.28mi
13519 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	5d	1	0.31mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	14d	1	0.32mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	25d	1	0.32mi
13543 Paxton Blvd Saint Hedwig, TX	3.0	2.0	1940	$2,029	$1.05	3d	1	0.34mi
5602 Luna Pass Saint Hedwig, TX	3.0	2.0	1940	$2,079	$1.07	3d	1	0.39mi
5811 Zoey Way Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	0d	1	0.40mi
13715 Summer Lgt Saint Hedwig, TX	3.0	2.0	1401	$1,645	$1.17	0d	1	0.40mi
13609 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	25d	1	0.41mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	23d	1	0.42mi
5816 Zoey Way Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	5d	1	0.43mi
5227 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,745	$0.96	0d	1	0.46mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	19d	1	0.47mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	5d	1	0.47mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,591	$1.43	0d	1	0.48mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	25d	1	0.48mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	21d	1	0.50mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	25d	1	0.52mi
13039 Heathers Sun Saint Hedwig, TX	4.0	2.5	2216	$1,895	$0.86	25d	1	0.54mi
5042 Firefly Hls Saint Hedwig, TX	3.0	2.0	1105	$1,595	$1.44	25d	1	0.58mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	25d	1	0.59mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	25d	1	0.59mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	17d	1	0.60mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	25d	1	0.60mi
5006 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	25d	1	0.61mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	17d	1	0.62mi
13714 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1412	$1,745	$1.24	0d	1	0.65mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	3d	1	0.74mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	5d	1	0.87mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	5d	1	0.88mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,905	$1.03	0d	1	0.89mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	5d	1	0.92mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	5d	1	0.93mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergas

Listing history 43 events

1. 2026-06-21
   pricestatusdays on market $274,000 Price Change 249 DOM
2. 2026-06-18
   days on market $274,500 Active 246 DOM
3. 2026-06-17
   statusdays on market $274,500 Active 245 DOM
4. 2026-06-16
   days on market $274,500 Price Change 244 DOM
5. 2026-06-13
   days on market $274,500 Price Change 241 DOM
6. 2026-06-13
   days on market $274,500 Price Change 240 DOM
7. 2026-06-09
   days on market $274,500 Price Change 237 DOM
8. 2026-06-08
   days on market $274,500 Price Change 236 DOM
9. 2026-06-07
   pricedays on market $274,500 Price Change 235 DOM
10. 2026-06-04
    days on market $274,900 Price Change 232 DOM
11. 2026-06-03
    days on market $274,900 Price Change 231 DOM
12. 2026-06-02
    days on market $274,900 Price Change 230 DOM
13. 2026-06-01
    days on market $274,900 Price Change 229 DOM
14. 2026-05-31
    days on market $274,900 Price Change 228 DOM
15. 2026-05-12
    price $275,000
16. 2026-04-27
    price $273,900
17. 2026-04-17
    price $273,995
18. 2026-03-25
    price $274,000
19. 2026-03-14
    price $274,500
20. 2026-03-06
    price $274,900
21. 2026-02-18
    price $275,000
22. 2026-02-09
    price $277,900
23. 2026-01-30
    price $278,000
24. 2026-01-14
    price $278,500
25. 2026-01-04
    price $278,900
26. 2025-12-23
    price $279,000
27. 2025-12-09
    price $279,500
28. 2025-11-21
    price $279,900
29. 2025-11-09
    price $279,000
30. 2025-10-29
    price $279,500
31. 2025-10-15
    listed $279,900 New
32. 2025-10-15
    historical
33. 2025-10-07
    price $280,000
34. 2025-10-03
    price $284,500
35. 2025-09-20
    price $284,900
36. 2025-09-04
    price $289,500
37. 2025-08-22
    price $289,000
38. 2025-08-08
    listed $289,500 New
39. 2025-08-08
    listed $289,500 New
40. 2025-08-08
    historical
41. 2025-01-28
    soldstatus Sold
42. 2025-01-22
    status Pending
43. 2025-01-11
    listed $270,999 New

ⓘ 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: $1,756 · $146/mo
• Projected year-2 tax: $5,014 · $418/mo
• Expected delta: +$3,258/yr (+$271/mo · 185.5%)

ⓘ 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 6 d/yr ≥109°F today · 18 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: $21,731
• − Mortgage interest: −$15,348
• − Property taxes: −$1,756
• − Insurance: −$1,370
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − HOA: −$252
• − Depreciation: −$7,971
• Taxable loss: −$8,444
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-1,427/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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 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): 4,521
• Household income: $123,981
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 27.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 21% Black 4%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Romanian 17% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10% Tagalog/Filipino 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: ▲ 1.24%
• Current HPI: 328.7859
• Rent YoY: ▼ -0.90%
• 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

+1.5% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $275,000 LERA
• 2026-04-27 Price Changed $273,900 LERA
• 2026-04-17 Price Changed $273,995 LERA
• 2026-03-25 Price Changed $274,000 LERA
• 2026-03-14 Price Changed $274,500 LERA
• 2026-03-06 Price Changed $274,900 LERA
• 2026-02-18 Price Changed $275,000 LERA
• 2026-02-09 Price Changed $277,900 LERA
• 2026-01-30 Price Changed $278,000 LERA
• 2026-01-14 Price Changed $278,500 LERA
• 2026-01-04 Price Changed $278,900 LERA
• 2025-12-23 Price Changed $279,000 LERA
• 2025-12-09 Price Changed $279,500 LERA
• 2025-11-21 Price Changed $279,900 LERA
• 2025-11-09 Price Changed $279,000 LERA
• 2025-10-29 Price Changed $279,500 LERA
• 2025-10-15 Listing Removed — LERA
• 2025-10-15 Listed $279,900 LERA
• 2025-10-07 Price Changed $280,000 LERA
• 2025-10-03 Price Changed $284,500 LERA
• 2025-09-20 Price Changed $284,900 LERA
• 2025-09-04 Price Changed $289,500 LERA
• 2025-08-22 Price Changed $289,000 LERA
• 2025-08-08 Listing Removed — LERA
• 2025-08-08 Listed $289,500 LERA
• 2025-08-08 Listed $289,500 LERA
• 2025-01-28 Sold (MLS) — LERA
• 2025-01-22 Pending — LERA
• 2025-01-11 Listed $270,999 LERA

Property tax history

+20.2%/yr

Latest (2025): $1,756 · +125.1% YoY. Source: county tax records.