2764 Chloe Dr · San Antonio, TX 78109

$165,000

2 bd · 2.0 ba · 1,666 sqft · Land public records · 31 Days on market

Built 1970 0.25 ac lot

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Agents bring your buyers to this house. In need of some TLC. Good size yard. Fully fenced. Has great potential.

Key facts

• Fully fenced
• Good size yard
• 0.25 acre lot

Tags

• GOOD SIZE YARD
• FULLY FENCED

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Located in E. Commerce Est subdivision

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Pre-owned home; Approximately 56 years old
• Construction: Composition roof
• Exterior features: Wood exterior

Interior

• Kitchen: Stove/Range; Kitchen dimensions approximately 11 x 20
• Bedrooms: Master bedroom on lower level (11 x 14); Second bedroom (15 x 18)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity (7 x 7)
• Heating & cooling: Electric heat; Two window air conditioning units
• Interior features: Eat-in kitchen; Loft; Laundry located in kitchen; Stove/Range
• Laundry & utility: Laundry in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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 $164k (0.7% below list).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: James L Masters (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 802 students, 66% FRL); Henry Metzger Middle (math 12% / reading 20%, grade F, #1,543 of 1,662 statewide, top 94%, 953 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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 31 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-21,863
• Equity at exit: $24,602

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-25,058
• Equity at exit: $14,266

Cash invested: $46,200 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1207
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,638 high
• Mortgage (P&I): −$865
• Tax from tax record: −$208 /mo · $2,500/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $151

Break-even live

Break-even rent $1,446

Max offer price $165,000

Occupancy floor 86%

Sensitivity live

Price	-10% $245	-5% $198	+0% $151	+5% $105	+10% $58
Rent	-10% $22	-5% $87	+0% $151	+5% $216	+10% $281
Rate	-1.0pp $235	-0.5pp $193	base $151	+0.5pp $109	+1.0pp $65

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3023 Laguna Clfs Converse, TX	3.0	2.0	1342	$1,650	$1.23	5d	1	0.34mi
2411 Woodlake Pkwy Converse, TX	1.0–4.0	1.0–2.0	1083	$1,150	$1.06	3d	18	0.59mi
7163 Lunar Eclipse Converse, TX	3.0	2.5	1935	$2,200	$1.14	12d	1	0.67mi
3711 Colemans Run Converse, TX	3.0	2.0–2.5	1380	$1,552	$1.12	4d	1	0.69mi
3123 Saturn Path Converse, TX	3.0	2.5	1935	$1,975	$1.02	6d	1	0.77mi
7528 Rose Robin Run Ct Converse, TX	3.0	2.0	1651	$1,575	$0.95	6d	1	0.79mi
7022 Phoenix Path Converse, TX	3.0	2.0	1209	$1,750	$1.45	18d	1	0.79mi
7516 Rose Robin Run Ct Converse, TX	3.0	2.0	1612	$1,599	$0.99	6d	1	0.80mi
7111 Azure Waters Converse, TX	3.0	2.0	1654	$1,800	$1.09	16d	1	0.83mi
3619 Storm Moon Converse, TX	3.0	2.0	1620	$1,695	$1.05	45d	1	0.84mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,525	$1.20	6d	1	0.87mi
6926 Opal Clfs Converse, TX	3.0	2.0	1274	$1,550	$1.22	19d	1	0.87mi
7703 Redstone Mnr Converse, TX	3.0	2.0	1656	$1,750	$1.06	25d	1	0.87mi
2409 Key Hole Vw Converse, TX	3.0	2.0	1602	$1,600	$1.00	14d	1	1.05mi
6941 Sunspot Converse, TX	3.0	2.0	1355	$1,240	$0.92	14d	1	1.05mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,529	$0.98	18d	1	1.09mi
7715 Shining Glow San Antonio, TX	3.0	2.5	1554	$1,499	$0.96	5d	1	1.09mi
3814 Pickles Way Converse, TX	3.0	2.0	1450	$1,595	$1.10	45d	1	1.09mi
8423 Snakeweed Dr Unit 1 Converse, TX	3.0	2.0	1668	$1,500	$0.90	45d	1	1.10mi
7718 Burro Bnd San Antonio, TX	3.0	2.5	1547	$1,650	$1.07	5d	1	1.16mi
8519 Snakeweed Dr Converse, TX	3.0	2.0	1259	$1,450	$1.15	14d	1	1.17mi
4715 Appaloosa Run San Antonio, TX	3.0	2.5	1774	$1,595	$0.90	18d	1	1.20mi
6615 Port Elizabeth Converse, TX	3.0	2.0	1596	$1,489	$0.93	6d	1	1.22mi
8514 Whitebrush Converse, TX	3.0	2.0	1535	$1,700	$1.11	25d	1	1.22mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	3d	1	1.24mi
8611 Key Windy Way Unit 2 Converse, TX	3.0	2.5	1514	$1,850	$1.22	45d	1	1.24mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	22d	1	1.27mi
8639 Key Windy Way Unit 1 Converse, TX	3.0	2.5	1225	$1,475	$1.20	25d	1	1.28mi
8639 Key Windy Way Converse, TX	3.0	2.5	1225	$1,475	$1.20	6d	1	1.28mi
8422 Cherisse Dr Converse, TX	3.0	2.0	1436	$1,681	$1.17	0d	1	1.30mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	12d	1	1.31mi
7811 Caballo Cyn San Antonio, TX	3.0	2.5	1547	$1,445	$0.93	0d	1	1.31mi
8411 Crinum Lily Dr Converse, TX	3.0	2.0	1259	$1,550	$1.23	25d	1	1.31mi
6527 San Miguel Way Converse, TX	3.0	2.5	2042	$1,475	$0.72	45d	1	1.34mi
6503 Davenport Bay Converse, TX	3.0	2.0	1494	$1,786	$1.20	0d	1	1.34mi
6510 Poseidon Way Converse, TX	3.0	2.0	1408	$1,539	$1.09	4d	1	1.35mi
7622 Mustang Mdw San Antonio, TX	3.0	2.5	1574	$1,500	$0.95	6d	1	1.35mi
7923 Horse Holw San Antonio, TX	3.0	2.0	1916	$1,599	$0.83	4d	1	1.35mi
5223 Fawn Lk San Antonio, TX	3.0	3.0	1831	$1,750	$0.96	5d	1	1.36mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	45d	1	1.36mi

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 31 DOM
2. 2026-06-18
   days on market $165,000 Active 28 DOM
3. 2026-06-17
   days on market $165,000 Active 27 DOM
4. 2026-06-16
   days on market $165,000 Active 26 DOM
5. 2026-06-15
   days on market $165,000 Active 25 DOM
6. 2026-06-13
   statusdays on market $165,000 Active 23 DOM
7. 2026-06-09
   days on market $165,000 Back on Market 19 DOM
8. 2026-06-08
   days on market $165,000 Back on Market 18 DOM
9. 2026-06-07
   days on market $165,000 Back on Market 17 DOM
10. 2026-06-04
    days on market $165,000 Back on Market 14 DOM
11. 2026-06-03
    days on market $165,000 Back on Market 13 DOM
12. 2026-06-02
    days on market $165,000 Back on Market 12 DOM
13. 2026-06-01
    days on market $165,000 Back on Market 11 DOM
14. 2026-06-01
    statusdays on market $165,000 Back on Market 10 DOM
15. 2026-05-07
    historical
16. 2026-04-23
    listed $165,000 New
17. 2023-05-22
    soldstatus
18. 2020-11-09
    soldstatus
19. 2012-05-29
    historical
20. 2011-09-01
    listed $35,000

ⓘ 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: $2,500 · $208/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$519/yr (+$43/mo · 20.8%)

ⓘ 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 ≥108°F today · 21 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: $19,653
• − Mortgage interest: −$9,243
• − Property taxes: −$2,500
• − Insurance: −$825
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,800
• Taxable loss: −$859
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $2,024/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

+371.4% since first listed

7 events — show timeline

• 2026-05-31 Relisted — LERA
• 2026-05-07 Listing Removed — LERA
• 2026-04-23 Listed $165,000 LERA
• 2023-05-22 Sold (Public Records) — Public Records
• 2020-11-09 Sold (Public Records) — Public Records
• 2012-05-29 Listing Removed — LERA
• 2011-09-01 Listed $35,000 LERA

Property tax history

+15.0%/yr

Latest (2025): $2,500 · +3.8% YoY. Source: county tax records.