7446 Perseus Sound · San Antonio, TX 78252

$205,000

4 bd · 3.5 ba · 2,675 sqft · SingleFamily public records · 255 Days on market

Built 2006 5,401 sqft lot Est $297k · 31% under $41/mo HOA · 2% of rent ↓ 7% 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 +15.0/15.0
• Cash flow +9.4/30.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks

This is a short sale and requires lender approval letter. Investor Special or Perfect Starter Home in Solana Ridge! Don't miss this spacious 4-bedroom, 2.5-bath home nestled in the desirable Solana Ridge community! With over [insert square footage] of living space, this property offers incredible potential for anyone looking to put in a little elbow grease and gain instant equity. Featuring an open floor plan, generous bedrooms, and a large backyard perfect for entertaining or relaxing under the Texas sky, this home is a diamond in the rough. Whether you're an investor, DIY enthusiast, or first-time homebuyer ready to make it your own, this is a rare opportunity at a great price. Located ju

Key facts

• Open floor plan
• Large backyard
• 5,401 sq ft lot

Tags

• SOLANA RIDGE COMMUNITY
• LARGE BACKYARD
• OPEN FLOOR PLAN
• MINUTES FROM LACKLAND AFB

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (12.5% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $179k (12.5% below list) — sets the bar for cash-flow.
• 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.
• 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: Sun Valley El (math 21% / reading 29%, grade F, #3,013 of 4,322 statewide, top 70%, 650 students, 80% FRL); Francis R Scobee Middle (math 23% / reading 30%, grade F, #1,200 of 1,662 statewide, top 73%, 856 students, 73% 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 75% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 20 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

• In year one you build about $1k of equity ($1k 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 255 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,358 (12.5% 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 255 days. Have you received any prior offers? Is the seller open to a 13% 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: 1.01% ✓
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.86
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $296,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7446 Draco Leap	0.07mi	4/3.5	2,675 (0%)	8mo	$286,000	$107	90
7359 Lyia	0.13mi	4/2.5	2,485 (-7%)	5mo	$150,000	$60	74
7131 Phoebe Vw	0.43mi	5/3.5 (+1)	2,678 (+0%)	1mo	$274,000	$102	74
7534 Omega Vale	0.17mi	4/2.5	2,485 (-7%)	4mo	$235,000	$95	73
7018 Phoebe	0.53mi	5/3.5 (+1)	2,678 (+0%)	6mo	$282,000	$105	65
7502 Perseus Sound	0.03mi	4/2.5	2,304 (-14%)	8mo	$260,000	$113	64
7207 Aldebaran Sun	0.35mi	4/2.5	2,485 (-7%)	7mo	$280,000	$113	62
7435 Rigel Chase	0.20mi	3/2.5 (-1)	2,308 (-14%)	1mo	$237,000	$103	58
7407 Equinox	0.24mi	4/2.5	2,316 (-13%)	6mo	$305,000	$132	57
7135 Pandora Way	0.47mi	5/2.5 (+1)	2,514 (-6%)	8mo	$279,000	$111	52
7110 Phoebe Vw	0.46mi	4/2.5	2,323 (-13%)	6mo	$270,000	$116	47
7027 Aphrodite Mist	0.53mi	4/2.5	2,316 (-13%)	8mo	$289,900	$125	42

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: -8.0%
• Equity multiple: 0.63×
• Total profit: $-21,090
• Equity at exit: $59,507

10-year hold

• IRR: -4.6%
• Equity multiple: 0.55×
• Total profit: $-25,878
• Equity at exit: $71,516

Cash invested: $57,400 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$585 /mo · $7,023/yr
• Insurance: −$85
• HOA: −$41
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-145

Break-even live

Break-even rent $2,262

Max offer price $179,358

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-87	+0% $-145	+5% $-203	+10% $-261
Rent	-10% $-309	-5% $-227	+0% $-145	+5% $-63	+10% $19
Rate	-1.0pp $-42	-0.5pp $-93	base $-145	+0.5pp $-198	+1.0pp $-252

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7343 Lyia Br San Antonio, TX	3.0	2.5	1955	$2,095	$1.07	0d	1	0.17mi
7334 Blazar Way San Antonio, TX	5.0	3.5	2675	$2,200	$0.82	45d	1	0.17mi
7334 Blazar Way San Antonio, TX	5.0	3.5	2675	$2,100	$0.79	0d	1	0.17mi
210 Hallie Pass San Antonio, TX	3.0	2.5	2167	$1,795	$0.83	4d	1	0.39mi
119 Hallie Cv San Antonio, TX	4.0	2.5	2421	$1,725	$0.71	45d	1	0.44mi
7123 Hallie Cir San Antonio, TX	4.0	2.5	2430	$1,850	$0.76	25d	1	0.47mi
119 Hallie Pass San Antonio, TX	4.0	2.5	2421	$1,725	$0.71	45d	1	0.50mi
7434 Galileo Line San Antonio, TX	5.0	2.5	2567	$1,846	$0.72	14d	1	0.51mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	5d	1	0.59mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	25d	1	0.59mi
7019 Capella Cir San Antonio, TX	3.0	2.5	2320	$1,950	$0.84	25d	1	0.73mi
7323 Perseus Brk San Antonio, TX	4.0	2.5	1832	$1,895	$1.03	45d	1	0.77mi
6811 Freedom Hls San Antonio, TX	3.0	2.5	2054	$1,875	$0.91	4d	1	0.84mi
8418 Fortuna Vly San Antonio, TX	3.0	2.5	1909	$1,700	$0.89	18d	1	0.94mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	2379	$1,900	$0.80	19d	1	0.96mi
7026 Heathers Way San Antonio, TX	4.0	2.5	1917	$1,990	$1.04	45d	1	0.99mi
7006 Heathers Way San Antonio, TX	4.0	2.5	1847	$1,850	$1.00	19d	1	1.00mi
7150 Palomino Bay San Antonio, TX	3.0	2.5	2609	$2,200	$0.84	45d	1	1.00mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	19d	1	1.15mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	18d	1	1.19mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 26 events

1. 2026-06-21
   days on market $205,000 Active 255 DOM
2. 2026-06-18
   days on market $205,000 Active 252 DOM
3. 2026-06-17
   days on market $205,000 Active 251 DOM
4. 2026-06-16
   days on market $205,000 Active 250 DOM
5. 2026-06-15
   days on market $205,000 Active 249 DOM
6. 2026-06-13
   days on market $205,000 Active 247 DOM
7. 2026-06-09
   days on market $205,000 Active 243 DOM
8. 2026-06-08
   days on market $205,000 Active 242 DOM
9. 2026-06-07
   statusdays on market $205,000 Active 241 DOM
10. 2026-06-04
    days on market $205,000 Back on Market 238 DOM
11. 2026-06-03
    days on market $205,000 Back on Market 237 DOM
12. 2026-06-02
    days on market $205,000 Back on Market 236 DOM
13. 2026-06-01
    days on market $205,000 Back on Market 235 DOM
14. 2026-05-31
    days on market $205,000 Back on Market 234 DOM
15. 2026-03-14
    status Pending
16. 2026-03-12
    historical Active Option
17. 2026-01-06
    price $205,000
18. 2025-10-12
    status Back on Market
19. 2025-10-03
    historical Active Option
20. 2025-09-05
    price $215,000
21. 2025-09-05
    status Price Change
22. 2025-08-20
    status Pending
23. 2025-05-20
    status Pending SB
24. 2025-05-16
    status Back on Market
25. 2025-05-14
    historical Active Option
26. 2025-04-11
    listed $220,000 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: $7,023 · $585/mo
• Projected year-2 tax: $7,023 · $585/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $24,936
• − Mortgage interest: −$11,483
• − Property taxes: −$7,023
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$492
• − Depreciation: −$5,964
• Taxable loss: −$5,041
• Est. tax savings @ 24.0%: +$1,210
• After-tax cash flow: $-532/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

• 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): 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

-6.8% since first listed

12 events — show timeline

• 2026-03-14 Pending — LERA
• 2026-03-12 Contingent — LERA
• 2026-01-06 Price Changed $205,000 LERA
• 2025-10-12 Relisted — LERA
• 2025-10-03 Contingent — LERA
• 2025-09-05 Price Changed $215,000 LERA
• 2025-09-05 Relisted — LERA
• 2025-08-20 Pending — LERA
• 2025-05-20 Pending — LERA
• 2025-05-16 Relisted — LERA
• 2025-05-14 Contingent — LERA
• 2025-04-11 Listed $220,000 LERA

Property tax history

+5.2%/yr

Latest (2025): $7,023 · +4.0% YoY. Source: county tax records.