1 Towers Park Ln #1209 · San Antonio, TX 78209-6423

$50,000

2 bd · 2.0 ba · 1,034 sqft · SingleFamily public records · 496 Days on market

Built 1988 $48/sqft · 54% below area $2231/mo HOA · 146% of rent ↓ 55% since listing

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Why this score? — see what drove the F 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).

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

Listing remarks MLS

D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

Key facts

• 22nd floor lounge
• Concierge
• Weekly housekeeping

Tags

• HEATED SWIMMING POOL
• 22ND FLOOR LOUNGE
• WEEKLY HOUSEKEEPING
• 24-HOUR SECURITY
• VALET
• CONCIERGE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate -29.2% 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: 2 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% 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 496 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; HOA is 146% 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 $44,000 (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 496 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: 3.06% ✓
• Cap rate: -29.24%
• Cash-on-cash: -126.89%
• DSCR: -4.65
• GRM: 2.7

CMA / ARV

• ARV (median comp): $108,352
• List price: $50,000
• Delta: -53.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -99.8%
• Equity multiple: -5.20×
• Total profit: $-86,800
• Equity at exit: $22,482

10-year hold

• IRR: -66.7%
• Equity multiple: -11.49×
• Total profit: $-174,840
• Equity at exit: $34,648

Cash invested: $14,000 (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 78209-6423

• Active inventory: 2
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$262
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$21
• HOA: −$2,231
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-1,480

Break-even live

Break-even rent $3,406

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,452	-5% $-1,466	+0% $-1,480	+5% $-1,495	+10% $-1,509
Rent	-10% $-1,601	-5% $-1,541	+0% $-1,480	+5% $-1,420	+10% $-1,359
Rate	-1.0pp $-1,455	-0.5pp $-1,468	base $-1,480	+0.5pp $-1,493	+1.0pp $-1,507

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	$3,500	$3.29	0d	4	0.01mi
1 Towers Park Ln #1205 San Antonio, TX	1.0	2.0	870	$3,100	$3.56	0d	1	0.01mi
1 Towers Park Ln #413 San Antonio, TX	2.0	2.0	1062	$3,500	$3.30	0d	1	0.01mi
1103 Harry Wurzbach Rd San Antonio, TX	1.0–2.0	1.0–2.0	1264	$1,900	$1.50	16d	6	0.57mi
831 Terrell Rd Unit 103 Terrell Hills, TX	3.0	1.0	1352	$1,950	$1.44	6d	1	0.72mi
322 Andrews St Unit A San Antonio, TX	2.0	1.0	850	$1,900	$2.24	45d	1	0.84mi
322 Andrews St Unit B San Antonio, TX	2.0	1.0	850	$1,900	$2.24	45d	1	0.84mi
422 Pershing Ave Unit B San Antonio, TX	2.0	1.5	1400	$2,200	$1.57	19d	1	0.86mi
4001 N New Braunfels Ave San Antonio, TX	1.0	1.0	778	$938	$1.21	45d	1	0.94mi
1186 Garraty Rd San Antonio, TX	2.0	2.5	1050	$2,195	$2.09	18d	1	0.94mi
119 Andrews San Antonio, TX	2.0	1.0	750	$2,700	$3.60	0d	1	0.96mi
743 Eleanor Ave Apt 101 San Antonio, TX	1.0	1.0	1260	$975	$0.77	18d	1	0.98mi
175 Harrigan Ct San Antonio, TX	2.0	1.0	1150	$1,375	$1.20	16d	1	0.98mi
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
711 Eleanor Ave San Antonio, TX	2.0	2.0	1188	$2,200	$1.85	12d	1	1.02mi
152 Terrell Rd #4 San Antonio, TX	2.0	2.0	1100	$1,400	$1.27	45d	1	1.02mi
168 Barilla Pl Unit A102 San Antonio, TX	2.0	2.0	1101	$1,595	$1.45	25d	1	1.03mi
206 Northview St San Antonio, TX	3.0	2.0	1150	$1,350	$1.17	45d	1	1.04mi
150 Elizabeth Rd Unit 2 San Antonio, TX	2.0	1.0	1307	$1,200	$0.92	45d	1	1.04mi
4242 Broadway San Antonio, TX	1.0	1.0	963	$920	$0.96	45d	1	1.05mi
145 Terrell Rd San Antonio, TX	2.0	2.5	1475	$2,295	$1.56	14d	1	1.06mi
128 Katherine Ct San Antonio, TX	1.0	1.0	780	$1,425	$1.83	18d	1	1.06mi
128 Katherine Ct Unit 3 San Antonio, TX	1.0	1.0	780	$1,425	$1.83	19d	1	1.06mi
116 Lyman Dr San Antonio, TX	3.0	2.0	1468	$2,150	$1.46	45d	1	1.07mi
539 Eleanor Ave San Antonio, TX	2.0	1.0	615	$1,300	$2.11	6d	2	1.15mi
539 Eleanor Ave Apt 303 San Antonio, TX	2.0	1.0	780	$1,300	$1.67	45d	1	1.15mi
262 Claremont Ave Unit 1 San Antonio, TX	2.0	2.0	978	$1,850	$1.89	6d	1	1.17mi
116 Pershing Ave San Antonio, TX	2.0	1.5	1216	$1,975	$1.62	16d	1	1.18mi
240 Claremont Ave San Antonio, TX	1.0	1.0	700	$1,300	$1.86	14d	1	1.22mi
340 Natalen Ave Unit 3 San Antonio, TX	1.0	1.0	829	$950	$1.15	6d	1	1.24mi
218 Claremont Ave Unit 4 San Antonio, TX	1.0	1.0	700	$895	$1.28	14d	1	1.26mi
332 Natalen Ave San Antonio, TX	2.0	1.0	1014	$1,650	$1.63	45d	1	1.27mi
323 Natalen Ave Unit 1 San Antonio, TX	1.0	1.0	800	$1,275	$1.59	45d	1	1.28mi
312 Natalen Ave Unit 312 San Antonio, TX	2.0	1.0	825	$1,435	$1.74	45d	1	1.31mi
133 Parland Pl #3 San Antonio, TX	1.0	1.0	710	$950	$1.34	6d	1	1.32mi
601 Coleman St Unit 2 San Antonio, TX	2.0	1.0	800	$950	$1.19	45d	1	1.35mi
508 Bee St Unit 508-b San Antonio, TX	3.0	1.0	828	$995	$1.20	45d	1	1.38mi
508 Bee St San Antonio, TX	3.0	1.0	828	$995	$1.20	19d	1	1.38mi
235 Natalen Ave Unit 2 San Antonio, TX	2.0	1.0	900	$1,050	$1.17	3d	1	1.38mi

HOA detail

• Monthly dues: $2,231 · $26,772/yr
• Likely covers: pooldoormansecurity

Listing history 16 events

1. 2026-06-15
   days on market $50,000 Active 496 DOM
2. 2026-06-13
   days on market $50,000 Active 494 DOM
3. 2026-06-09
   days on market $50,000 Active 490 DOM
4. 2026-06-08
   days on market $50,000 Active 489 DOM
5. 2026-06-07
   days on market $50,000 Active 488 DOM
6. 2026-06-04
   days on market $50,000 Active 485 DOM
7. 2026-06-03
   days on market $50,000 Active 484 DOM
8. 2026-06-02
   days on market $50,000 Active 483 DOM
9. 2026-06-01
   days on market $50,000 Active 482 DOM
10. 2026-05-31
    days on market $50,000 Active 481 DOM
11. 2026-05-06
    price $50,000 439-char remark

    Show marketing remark (439 chars)

    D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

12. 2025-10-07
    price $75,000 439-char remark

    Show marketing remark (439 chars)

    D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

13. 2025-08-08
    price $89,000 439-char remark

    Show marketing remark (439 chars)

    D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

14. 2025-05-30
    price $99,000 439-char remark

    Show marketing remark (439 chars)

    D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

15. 2025-02-04
    listed $110,000 New 439-char remark

    Show marketing remark (439 chars)

    D FLOOR PLAN. Fabulous views to the west and overlooking the historic old BAMC building! The Towers on Park Lane is an Exclusive Luxury High Rise Co-Op for adults 55+ years. It boasts an impressive list of amenities such as: heated swimming pool, weekly housekeeping, 22nd floor lounge, deli, dining room and room service to name a few. 24-hour security, valet and concierge are available to make sure any assistance you need is tended to.

16. 1990-11-01
    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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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: $18,388
• − Mortgage interest: −$2,801
• − Property taxes: −$2,123
• − Insurance: −$250
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$26,772
• − Depreciation: −$1,455
• Taxable loss: −$17,954
• Est. tax savings @ 24.0%: +$4,309
• After-tax cash flow: $-13,456/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-54.5% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $50,000 LERA
• 2025-10-07 Price Changed $75,000 LERA
• 2025-08-08 Price Changed $89,000 LERA
• 2025-05-30 Price Changed $99,000 LERA
• 2025-02-04 Listed $110,000 LERA
• 1990-11-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,123 · +5.5% YoY. Source: county tax records.