8266 Phantom · San Antonio, TX 78253

$267,000

4 bd · 2.5 ba · 2,240 sqft · SingleFamily public records · 142 Days on market

Built 2019 5,401 sqft lot $119/sqft · 9% below area Est $293k · 9% under $28/mo HOA · 1% 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).

• ARV discount +11.4/15.0
• Cash flow +10.4/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

Key facts

• Open floor plan
• Large loft
• Game room

Tags

• OPEN FLOOR PLAN
• GUEST BEDROOM
• LARGE LOFT
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $267k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.0% below list).
• Recommended offer: $200k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 (-1.1%/yr); 697 active listings in the ZIP; 37 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 142 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $23k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $200,216 (25.0% 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 142 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 11.1

CMA / ARV

• ARV (median comp): $292,610
• List price: $267,000
• Delta: -8.75%
• 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
8266 Phantom	0.00mi	3/2.5 (-1)	2,240 (0%)	1mo	$267,000	$119	94
15339 Daystar Pass	0.08mi	5/3.0 (+1)	2,454 (+10%)	4mo	$199,999	$81	70
15303 Kellyfield Bay	0.31mi	4/2.5	2,454 (+10%)	6mo	$319,500	$130	64
7811 Rock Wren Fall	0.58mi	4/2.5	2,348 (+5%)	1mo	$274,745	$117	64
7723 Canyon Wren Park	0.67mi	4/2.5	2,245 (+0%)	8mo	$279,406	$124	62
7714 Canyon Wren Park	0.67mi	4/3.0	2,245 (+0%)	8mo	$283,361	$126	60
7916 Mariposa Mnr	0.54mi	4/2.5	2,348 (+5%)	9mo	$288,755	$123	59
8119 Cactus Wren Hl	0.60mi	4/4.5	2,348 (+5%)	6mo	$287,576	$122	51
7834 Rock Wren Fall	0.63mi	3/2.5 (-1)	2,100 (-6%)	7mo	$265,673	$127	50
8123 Cactus Wren Hl	0.62mi	3/2.5 (-1)	2,100 (-6%)	8mo	$267,800	$128	49
15318 Geronimo	0.65mi	3/2.5 (-1)	2,381 (+6%)	7mo	$300,000	$126	48
14859 Wild Hog	0.64mi	4/3.5	2,510 (+12%)	2mo	$299,900	$119	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.22×
• Total profit: $-58,182
• Equity at exit: $39,811

10-year hold

• IRR: -27.7%
• Equity multiple: -0.14×
• Total profit: $-85,115
• Equity at exit: $23,085

Cash invested: $74,760 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 697
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,400
• Tax from tax record: −$184 /mo · $2,204/yr
• Insurance: −$111
• HOA: −$28
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-141

Break-even live

Break-even rent $2,181

Max offer price $242,027

Occupancy floor —

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15214 Ohare Lndg San Antonio, TX	4.0	2.5	2563	$2,175	$0.85	3d	1	0.24mi
7915 Bonsai Bay San Antonio, TX	3.0	2.5	2088	$1,795	$0.86	43d	1	0.25mi
15321 Sherwin Oak San Antonio, TX	3.0	2.5	1773	$1,700	$0.96	43d	1	0.26mi
15223 Liberty Sta San Antonio, TX	3.0	2.0	1549	$1,795	$1.16	20d	1	0.27mi
15223 Liberty Sta San Antonio, TX	3.0	2.0	1549	$1,850	$1.19	43d	1	0.27mi
7919 Mariposa Mnr San Antonio, TX	4.0	2.5	2708	$2,450	$0.90	2d	1	0.53mi
7806 Rock Wren Fall San Antonio, TX	3.0	2.0	1548	$1,625	$1.05	4d	1	0.65mi
15620 Bonito Loop San Antonio, TX	3.0	2.0	1605	$1,685	$1.05	4d	1	0.83mi
7530 Fishbowl Ln San Antonio, TX	4.0	2.5	1650	$1,950	$1.18	23d	1	0.86mi
7510 Fishbowl Ln San Antonio, TX	4.0	2.5	1650	$1,950	$1.18	23d	1	0.89mi
15126 Nettleton Ml Unit Nettleton Ml unit San Antonio, TX	4.0	3.0	2666	$2,500	$0.94	21d	1	0.90mi
8811 FM 471 N San Antonio, TX	3.0	2.0	2515	$2,000	$0.80	43d	1	0.92mi
14838 House Wren Fall San Antonio, TX	5.0	3.0	2500	$2,150	$0.86	43d	1	0.94mi
14715 Gecko Lndg San Antonio, TX	3.0	2.0	2381	$1,897	$0.80	43d	1	0.95mi
7439 Corral Smt San Antonio, TX	3.0	2.0	1662	$1,745	$1.05	43d	1	1.02mi
7404 Cottontail Clf San Antonio, TX	4.0	2.5	2338	$1,950	$0.83	3d	1	1.06mi
14511 Gecko Lndg San Antonio, TX	3.0	2.0	1601	$1,895	$1.18	12d	1	1.10mi
14511 Gecko Lndg San Antonio, TX	3.0	2.0	1601	$1,995	$1.25	2d	1	1.10mi
14507 Gecko Lndg San Antonio, TX	4.0	2.5	2805	$2,150	$0.77	23d	1	1.11mi
7518 Boa Holw San Antonio, TX	3.0	2.0	1412	$1,795	$1.27	23d	1	1.13mi
7535 Guadalupe Peak San Antonio, TX	3.0	2.5	1485	$1,450	$0.98	4d	1	1.14mi
14477 Gunsight Pass San Antonio, TX	3.0	2.5	1851	$1,950	$1.05	14d	1	1.19mi
7435 Guadalupe Peak San Antonio, TX	3.0	2.0	1402	$1,769	$1.26	43d	1	1.19mi
7410 Boa Holw San Antonio, TX	3.0	2.0	1536	$1,789	$1.16	14d	1	1.20mi
14537 Flatiron Clf San Antonio, TX	4.0	3.5	2501	$2,500	$1.00	14d	1	1.26mi
14755 Maple Ter San Antonio, TX	3.0	2.5	1484	$1,750	$1.18	16d	1	1.27mi
14523 Bonito Loop San Antonio, TX	3.0	2.0	1604	$1,700	$1.06	17d	1	1.33mi
14685 Maple Ter San Antonio, TX	3.0	2.5	1605	$1,799	$1.12	43d	1	1.39mi
14374 Elkhorn Crst San Antonio, TX	5.0	3.0	2581	$1,895	$0.73	43d	1	1.39mi
14374 Palm Rdg San Antonio, TX	3.0	2.0	1405	$1,750	$1.25	23d	1	1.39mi
14371 Gunsight Pass San Antonio, TX	3.0	2.0	1662	$1,769	$1.06	43d	1	1.42mi
14367 Gunsight Pass San Antonio, TX	3.0	2.0	1402	$1,689	$1.20	23d	1	1.43mi
14338 Palm Rdg San Antonio, TX	3.0	2.5	1826	$1,779	$0.97	43d	1	1.46mi
14347 Gunsight Pass San Antonio, TX	3.0	2.5	1826	$1,789	$0.98	43d	1	1.47mi
14644 Maple Ter San Antonio, TX	3.0	2.5	1826	$1,799	$0.99	43d	1	1.47mi
14339 Gunsight Pass San Antonio, TX	4.0	3.0	1912	$2,099	$1.10	23d	1	1.48mi
14319 Palm Rdg San Antonio, TX	3.0	2.0	1412	$1,769	$1.25	14d	1	1.50mi

HOA detail

• Monthly dues: $28 · $336/yr
• Likely covers: pool

Listing history 18 events

1. 2026-05-04
   price $267,000 1146-char remark

   Show marketing remark (1146 chars)

   ***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

2. 2026-04-10
   price $272,000 1146-char remark

   Show marketing remark (1146 chars)

   ***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

3. 2026-03-24
   price $277,000 1146-char remark

   Show marketing remark (1146 chars)

   ***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

4. 2026-02-15
   price $285,000 1146-char remark

   Show marketing remark (1146 chars)

   ***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

5. 2026-01-04
   listed $290,000 New 1146-char remark

   Show marketing remark (1146 chars)

   ***LOAN IS ELIGIBLE TO BE ASSUMED AT A 2.75 INTEREST RATE (FHA)***. Preferred lender is willing to offer a 1 per cent credit. Welcome to 8266 Phantom Field, a well-maintained two-story home offering a spacious and functional layout with 3 bedrooms + an office and 2.5 baths. The open floor plan creates an easy flow between the living, dining, and kitchen areas, making it ideal for both everyday living and entertaining. There's a designated office space downstairs that can be used as a guest bedroom, while upstairs features a large loft or game room that adds valuable second living space. The primary suite and additional bedrooms are well sized, and the home offers comfort, versatility, and room to grow. Conveniently located right across the street from HEB, near shopping, dining, and major roadways, this home provides easy access to daily necessities and commuting routes while maintaining a comfortable residential feel. New owners will enjoy neighbor amenities such as the pool, park, playground and walking trails with low yearly HOA fees. The walking trail goes behind the home so there isn't an immediate neighbor behind this lot.

6. 2020-05-26
   soldstatus Sold 333-char remark

   Show marketing remark (333 chars)

   MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

7. 2020-05-14
   status Pending 333-char remark

   Show marketing remark (333 chars)

   MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

8. 2020-04-23
   historical Active Option 333-char remark

   Show marketing remark (333 chars)

   MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

9. 2020-04-04
   price $246,967 333-char remark

   Show marketing remark (333 chars)

   MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

10. 2020-03-17
    price $245,967 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

11. 2020-03-03
    price $248,967 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

12. 2020-02-15
    price $247,967 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

13. 2020-02-11
    price $247,952 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

14. 2020-01-28
    price $246,952 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

15. 2020-01-07
    price $245,952 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

16. 2019-12-10
    price $244,952 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

17. 2019-12-04
    price $244,912 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

18. 2019-10-29
    listed $244,757 New 333-char remark

    Show marketing remark (333 chars)

    MOVE IN READY! Home features: Wireless security system, 9 ft first floor ceilings, covered patio, sprinkler system, 42" kitchen cabinets, granite kitchen counter tops with tile back splash, full shower in master bath, soft water loop, upgraded Whirlpool kitchen appliances, vinyl plank flooring at entry, kitchen and great room.

ⓘ 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: $2,204 · $184/mo
• Projected year-2 tax: $4,886 · $407/mo
• Expected delta: +$2,682/yr (+$224/mo · 121.7%)

ⓘ 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) · 21% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $24,026
• − Mortgage interest: −$14,956
• − Property taxes: −$2,204
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$336
• − Depreciation: −$7,767
• Taxable loss: −$6,416
• Est. tax savings @ 24.0%: +$1,540
• After-tax cash flow: $-156/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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

+9.1% since first listed

18 events — show timeline

• 2026-05-04 Price Changed $267,000 LERA
• 2026-04-10 Price Changed $272,000 LERA
• 2026-03-24 Price Changed $277,000 LERA
• 2026-02-15 Price Changed $285,000 LERA
• 2026-01-04 Listed $290,000 LERA
• 2020-05-26 Sold (MLS) — LERA
• 2020-05-14 Pending — LERA
• 2020-04-23 Contingent — LERA
• 2020-04-04 Price Changed $246,967 LERA
• 2020-03-17 Price Changed $245,967 LERA
• 2020-03-03 Price Changed $248,967 LERA
• 2020-02-15 Price Changed $247,967 LERA
• 2020-02-11 Price Changed $247,952 LERA
• 2020-01-28 Price Changed $246,952 LERA
• 2020-01-07 Price Changed $245,952 LERA
• 2019-12-10 Price Changed $244,952 LERA
• 2019-12-04 Price Changed $244,912 LERA
• 2019-10-29 Listed $244,757 LERA

Property tax history

+17.5%/yr

Latest (2025): $2,204 · -61.3% YoY. Source: county tax records.