6437 Kingsley Edge · San Antonio, TX 78252

$189,500

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 33 Days on market

Built 2020 6,011 sqft lot $114/sqft · 34% below area Est $288k · 34% under $75/mo HOA · 4% of rent ↓ 15% since listing

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Why this score? — see what drove the C 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

For more information about the neighborhood and a virtual walk through please go to *** https://www.reyessignatureproperties.com/whisper-falls/ *** This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!! Smart Home!!! Huge Resort Style Amenities being built!!!

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $225 quarterly; Association transfer fee $375

Exterior

• Parking: 2-car garage
• Utilities: Water service (SAWS); Sewer service (SAWS); Gas provided by CPS; Electricity provided by CPS; Garbage service by Metro Waste
• Home design: Pre-owned single-family home built by D.R. Horton; Approximately 6 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and cement fiber exterior; Street paved with curbs, gutters and sidewalks; Streetlights; Community pool, clubhouse, jogging trails and sports court

Interior

• Kitchen: Gas cooking; Stove/Range; Microwave; Disposal; Island kitchen; Eat-in kitchen
• Bedrooms: Master bedroom with full bath (15 x 15); Bedroom 2 (11 x 12); Bedroom 3 (11 x 11)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower (8 x 8)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floor plan with a central living area and separate dining room; Eat-in kitchen with island; Utility room inside; 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 $190k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (2.0% below list).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 + $-3 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 33 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $287,558
• List price: $189,500
• Delta: -34.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6429 Hoffman Pln	0.06mi	3/2.0	1,662 (0%)	3mo	$289,900	$174	95
6403 Encore Oaks	0.13mi	4/2.0 (+1)	1,703 (+2%)	1mo	$275,000	$161	84
13032 Minuet Sway	0.21mi	3/2.0	1,662 (0%)	9mo	$283,999	$171	83
13007 Minuet Sway	0.18mi	4/2.0 (+1)	1,703 (+2%)	1mo	$285,500	$168	81
6419 Tempo Switch	0.34mi	3/2.5	1,631 (-2%)	2mo	$244,900	$150	78
6448 Kingsley Edge	0.04mi	3/2.0	1,498 (-10%)	10mo	$259,500	$173	73
6824 Kingsley Edge	0.32mi	4/2.0 (+1)	1,703 (+2%)	6mo	$275,000	$161	71
6523 Hoffman	0.13mi	3/2.0	1,440 (-13%)	6mo	$254,000	$176	67
6602 Kingsley Edge	0.09mi	4/2.0 (+1)	1,906 (+15%)	9mo	$275,000	$144	59
6551 Legato	0.34mi	4/2.5 (+1)	1,839 (+11%)	2mo	$249,900	$136	57
6210 Falsetto Voice	0.19mi	4/2.0 (+1)	1,906 (+15%)	12mo	$289,700	$152	52
13516 Waxman Spark	0.55mi	4/2.5 (+1)	1,866 (+12%)	1mo	$214,000	$115	46

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: -1.5%
• Equity multiple: 0.93×
• Total profit: $-3,563
• Equity at exit: $55,008

10-year hold

• IRR: 2.0%
• Equity multiple: 1.20×
• Total profit: $10,431
• Equity at exit: $66,109

Cash invested: $53,060 (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: 537
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,858 high
• Mortgage (P&I): −$994
• Tax from tax record: −$204 /mo · $2,447/yr
• Insurance: −$79
• HOA: −$75
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $116

Break-even live

Break-even rent $1,711

Max offer price $189,500

Occupancy floor 89%

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	44d	1	0.04mi
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	4d	1	0.06mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	18d	1	0.12mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	24d	1	0.12mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	44d	1	0.13mi
6638 Hoffman Pln San Antonio, TX	3.0	2.0	1662	$1,850	$1.11	24d	1	0.29mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	24d	1	0.29mi
13107 Minuet Sway San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	11d	1	0.31mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	15d	1	0.32mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	24d	1	0.32mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	24d	1	0.33mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	44d	1	0.33mi
13123 Minuet Sway San Antonio, TX	3.0	2.5	2241	$2,050	$0.91	44d	1	0.34mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	24d	1	0.34mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	44d	1	0.37mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	18d	1	0.39mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	44d	1	0.41mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	4d	1	0.41mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	22d	1	0.43mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	4d	1	0.46mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	16d	1	0.46mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	24d	1	0.48mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.51mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.51mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.54mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	22d	1	0.57mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	18d	1	0.63mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$1,901	$1.43	2d	33	0.68mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	24d	1	0.84mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	24d	1	0.85mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	24d	1	0.87mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.87mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.88mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	2d	48	0.89mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	0.92mi
6743 Arid Way San Antonio, TX	3.0	2.0	1910	$1,921	$1.01	44d	1	0.92mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	0.94mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	24d	1	0.97mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	13d	1	1.01mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	44d	1	1.02mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 5 events

1. 2026-05-14
   historical Active Option 463-char remark
2. 2026-04-24
   listed $189,500 New 463-char remark
3. 2020-06-26
   soldstatus Sold 601-char remark

   Show marketing remark (601 chars)

   For more information about the neighborhood and a virtual walk through please go to *** https://www.reyessignatureproperties.com/whisper-falls/ *** This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!! Smart Home!!! Huge Resort Style Amenities being built!!!

4. 2020-04-20
   status Pending 601-char remark

   Show marketing remark (601 chars)

   For more information about the neighborhood and a virtual walk through please go to *** https://www.reyessignatureproperties.com/whisper-falls/ *** This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!! Smart Home!!! Huge Resort Style Amenities being built!!!

5. 2020-04-03
   listed $224,000 New 601-char remark

   Show marketing remark (601 chars)

   For more information about the neighborhood and a virtual walk through please go to *** https://www.reyessignatureproperties.com/whisper-falls/ *** This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!! Smart Home!!! Huge Resort Style Amenities being built!!!

ⓘ 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: $2,447 · $204/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$1,021/yr (+$85/mo · 41.7%)

ⓘ 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 7 d/yr ≥109°F today · 23 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: $22,293
• − Mortgage interest: −$10,615
• − Property taxes: −$2,447
• − Insurance: −$948
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$900
• − Depreciation: −$5,513
• Taxable loss: −$1,696
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,799/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 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

-15.4% since first listed

6 events — show timeline

• 2026-05-27 Pending — LERA
• 2026-05-14 Contingent — LERA
• 2026-04-24 Listed $189,500 LERA
• 2020-06-26 Sold (MLS) — LERA
• 2020-04-20 Pending — LERA
• 2020-04-03 Listed $224,000 LERA

Property tax history

+25.9%/yr

Latest (2025): $2,447 · -57.6% YoY. Source: county tax records.