13807 Homestead · San Antonio, TX 78252

$239,999

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 100 Days on market

Built 2019 4,704 sqft lot $166/sqft · at area comps Est $229k · at est. $58/mo HOA · 3% 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).

• Cash flow +8.2/30.0
• ARV discount +5.3/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

Experience refined living in the sought-after **Silos community of San Antonio**. This beautifully maintained residence offers an inviting **open-concept layout filled with natural light**, creating an elegant yet comfortable space ideal for both everyday living and entertaining. The thoughtfully designed floor plan seamlessly connects the living, dining, and kitchen areas, while well-appointed bedrooms provide comfort and flexibility for family, guests, or a home office. Step outside to a private backyard retreat perfect for relaxing evenings or weekend gatherings. Located just minutes from major highways, shopping, dining, and everyday conveniences, this home delivers the perfect balance of **modern comfort, style, and accessibility**. Residents of **Silos** enjoy community amenities including a **resort-style pool, park, playground, and sports courts**, enhancing the lifestyle this neighborhood is known for. A rare opportunity to own a **move-in ready home in one of Southwest San Antonio's growing communities**-schedule your private showing today.

Key facts

• Move-in ready home
• Resort-style pool
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BACKYARD RETREAT
• RESORT-STYLE POOL
• MOVE-IN READY HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (29.4% below list).
• Recommended offer: $169k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: schools C-, 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.
• Market conditions: Rents soft (-1.7%/yr); 558 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of equity ($2k 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 100 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,466 (29.4% 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 100 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 11.8

CMA / ARV

• ARV (median comp): $228,601
• List price: $239,999
• Delta: 4.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7227 Plow Run	0.63mi	3/2.0	1,462 (+1%)	3mo	$160,440	$110	67
13930 Silos Mdws	0.19mi	4/2.0 (+1)	1,620 (+12%)	1mo	$217,120	$134	66
13419 Homestead	0.17mi	4/2.0 (+1)	1,616 (+11%)	4mo	$289,900	$179	65
13947 Bull	0.38mi	3/2.0	1,276 (-12%)	2mo	$189,900	$149	60
14076 Wool	0.38mi	4/2.0 (+1)	1,616 (+11%)	2mo	$209,900	$130	56
13911 Wool Park	0.36mi	4/2.0 (+1)	1,627 (+12%)	2mo	$215,000	$132	56
14014 Piglet Trl	0.41mi	4/2.0 (+1)	1,627 (+12%)	2mo	$210,000	$129	54
13954 Bull Cv	0.42mi	4/2.0 (+1)	1,616 (+11%)	4mo	$193,200	$120	53
7258 Plow Run	0.68mi	3/2.0	1,300 (-10%)	3mo	$245,000	$188	48
6266 Desert Aloe	0.65mi	3/2.0	1,642 (+13%)	0mo	$324,990	$198	47
6419 Tempo Switch	0.62mi	3/2.5	1,631 (+12%)	2mo	$244,900	$150	47
7215 Plow Run	0.61mi	4/2.0 (+1)	1,616 (+11%)	4mo	$235,000	$145	44

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: -8.6%
• Equity multiple: 0.60×
• Total profit: $-26,627
• Equity at exit: $69,667

10-year hold

• IRR: -4.4%
• Equity multiple: 0.56×
• Total profit: $-29,825
• Equity at exit: $83,725

Cash invested: $67,200 (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: 558
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$100
• HOA: −$58
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-229

Break-even live

Break-even rent $1,985

Max offer price $199,534

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-161	+0% $-229	+5% $-297	+10% $-365
Rent	-10% $-363	-5% $-296	+0% $-229	+5% $-162	+10% $-95
Rate	-1.0pp $-108	-0.5pp $-168	base $-229	+0.5pp $-291	+1.0pp $-355

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.10mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	0.11mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	24d	1	0.13mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	24d	1	0.14mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	24d	1	0.16mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	5d	1	0.17mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	18d	1	0.18mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	24d	1	0.18mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	13d	1	0.19mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.23mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	24d	1	0.24mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	13d	1	0.25mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	44d	1	0.29mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	44d	1	0.29mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	44d	1	0.30mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	13d	1	0.31mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	24d	1	0.39mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.43mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	4d	1	0.52mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	4d	1	0.52mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	44d	1	0.58mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	22d	1	0.59mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	4d	1	0.60mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	44d	1	0.60mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	24d	1	0.60mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	22d	1	0.65mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	3d	1	0.65mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	24d	1	0.65mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	24d	1	0.65mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	22d	1	0.66mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	5d	1	0.66mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	15d	1	0.67mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	24d	1	0.68mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	5d	1	0.69mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	44d	1	0.71mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	5d	1	0.71mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	44d	1	0.71mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	18d	1	0.71mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	24d	1	0.71mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	44d	1	0.71mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $239,999 Active 100 DOM
2. 2026-06-18
   days on market $239,999 Active 97 DOM
3. 2026-06-17
   days on market $239,999 Active 96 DOM
4. 2026-06-16
   days on market $239,999 Active 95 DOM
5. 2026-06-15
   days on market $239,999 Active 94 DOM
6. 2026-06-13
   days on market $239,999 Active 92 DOM
7. 2026-06-09
   days on market $239,999 Active 88 DOM
8. 2026-06-08
   days on market $239,999 Active 87 DOM
9. 2026-06-07
   days on market $239,999 Active 86 DOM
10. 2026-06-04
    days on market $239,999 Active 83 DOM
11. 2026-06-03
    days on market $239,999 Active 82 DOM
12. 2026-06-02
    days on market $239,999 Active 81 DOM
13. 2026-06-02
    days on market $239,999 Active 80 DOM
14. 2026-05-31
    days on market $239,999 Active 79 DOM
15. 2026-03-13
    listed $239,999 New 1075-char remark

    Show marketing remark (1075 chars)

    Experience refined living in the sought-after **Silos community of San Antonio**. This beautifully maintained residence offers an inviting **open-concept layout filled with natural light**, creating an elegant yet comfortable space ideal for both everyday living and entertaining. The thoughtfully designed floor plan seamlessly connects the living, dining, and kitchen areas, while well-appointed bedrooms provide comfort and flexibility for family, guests, or a home office. Step outside to a private backyard retreat perfect for relaxing evenings or weekend gatherings. Located just minutes from major highways, shopping, dining, and everyday conveniences, this home delivers the perfect balance of **modern comfort, style, and accessibility**. Residents of **Silos** enjoy community amenities including a **resort-style pool, park, playground, and sports courts**, enhancing the lifestyle this neighborhood is known for. A rare opportunity to own a **move-in ready home in one of Southwest San Antonio's growing communities**-schedule your private showing today.

16. 2020-03-30
    soldstatus Sold 419-char remark

    Show marketing remark (419 chars)

    The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming 1,440 sq. ft. home. Estimated availability April 2020!

17. 2019-12-18
    status Pending 419-char remark

    Show marketing remark (419 chars)

    The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming 1,440 sq. ft. home. Estimated availability April 2020!

18. 2019-12-16
    price $194,999 419-char remark

    Show marketing remark (419 chars)

    The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming 1,440 sq. ft. home. Estimated availability April 2020!

19. 2019-12-13
    listed $190,999 New 419-char remark

    Show marketing remark (419 chars)

    The Durbin from our Cottage Collection features an open concept living space with 3 bedrooms and 2 baths. The gorgeous kitchen overlooks the dining room and comes equipped with beautiful granite countertops. The master suite is nestled in the corner of the home and boasts a spacious master bath and massive walk-in closet. A two-car garage completes this charming 1,440 sq. ft. home. Estimated availability April 2020!

ⓘ 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: $1,815 · $151/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$2,577/yr (+$215/mo · 142.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $20,336
• − Mortgage interest: −$13,444
• − Property taxes: −$1,815
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$696
• − Depreciation: −$6,982
• Taxable loss: −$7,054
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-1,056/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

+25.7% since first listed

5 events — show timeline

• 2026-03-13 Listed $239,999 LERA
• 2020-03-30 Sold (MLS) — LERA
• 2019-12-18 Pending — LERA
• 2019-12-16 Price Changed $194,999 LERA
• 2019-12-13 Listed $190,999 LERA

Property tax history

-2.1%/yr

Latest (2025): $1,815 · -60.8% YoY. Source: county tax records.