5423 Indian Desert · San Antonio, TX 78242

$124,900

3 bd · 1.0 ba · 896 sqft · SingleFamily public records · 68 Days on market

Built 1971 5,009 sqft lot $139/sqft · 16% below area Est $149k · 16% under

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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 +15.2/30.0
• ARV discount +14.7/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this inviting 3-bedroom home located in San Antonio's. With living space, this residence offers a cozy living area that seamlessly flows into a well-appointed kitchen featuring spacious countertops and ample cabinet space. The home boasts flooring adding warmth and character to the interior. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 5,009 sq ft lot
• Built 1971
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $42 ($508/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 68 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 7.9

CMA / ARV

• ARV (median comp): $148,855
• List price: $124,900
• Delta: -16.09%
• 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
5422 Indian Pipe	0.03mi	3/1.0	888 (-1%)	7mo	$179,000	$202	92
5419 War Cloud	0.10mi	3/1.0	924 (+3%)	4mo	$141,000	$153	87
5823 Bowsprit	0.59mi	3/1.0	900 (+0%)	3mo	$129,000	$143	70
8416 Hidden Bow	0.49mi	3/1.0	912 (+2%)	6mo	$119,900	$131	70
8215 Lazy Crk	0.18mi	3/1.0	784 (-12%)	6mo	$99,900	$127	66
8611 Little Beaver	0.49mi	3/1.0	912 (+2%)	11mo	$169,700	$186	65
8626 Five Palms	0.49mi	3/1.0	921 (+3%)	10mo	$115,000	$125	64
8638 Standing Bear	0.56mi	3/2.0	947 (+6%)	2mo	$90,000	$95	58
5835 Adalone	0.47mi	3/1.5	975 (+9%)	5mo	$125,000	$128	57
7438 Brook Vly	0.68mi	3/1.0	945 (+6%)	2mo	$75,000	$79	57
8501 Spotted Deer	0.60mi	4/2.0 (+1)	858 (-4%)	2mo	$129,000	$150	54
5906 Lubbers Way	0.66mi	3/1.5	960 (+7%)	5mo	$140,000	$146	51

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-21,286
• Equity at exit: $18,623

10-year hold

• IRR: -18.5%
• Equity multiple: 0.16×
• Total profit: $-29,508
• Equity at exit: $10,799

Cash invested: $34,972 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$655
• Tax from tax record: −$286 /mo · $3,437/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $42

Break-even live

Break-even rent $1,258

Max offer price $124,900

Occupancy floor 92%

Sensitivity live

Price	-10% $113	-5% $78	+0% $42	+5% $7	+10% $-28
Rent	-10% $-61	-5% $-9	+0% $42	+5% $94	+10% $146
Rate	-1.0pp $105	-0.5pp $74	base $42	+0.5pp $10	+1.0pp $-23

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	23d	1	0.01mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	25d	1	0.66mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	45d	1	0.69mi
7910 Dempsey Dr San Antonio, TX	2.0	1.0	550	$695	$1.26	45d	1	0.71mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	5d	24	0.78mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	4d	31	0.84mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	5d	1	1.00mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,100	$1.20	25d	1	1.34mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	5d	1	1.37mi
326 Whitewood Dr San Antonio, TX	2.0	1.0	668	$1,216	$1.82	3d	8	1.50mi

Listing history 16 events

1. 2026-06-21
   days on market $124,900 Active 68 DOM
2. 2026-06-18
   days on market $124,900 Active 65 DOM
3. 2026-06-17
   days on market $124,900 Active 64 DOM
4. 2026-06-16
   days on market $124,900 Active 63 DOM
5. 2026-06-15
   days on market $124,900 Active 62 DOM
6. 2026-06-13
   days on market $124,900 Active 60 DOM
7. 2026-06-09
   days on market $124,900 Active 56 DOM
8. 2026-06-08
   days on market $124,900 Active 55 DOM
9. 2026-06-07
   days on market $124,900 Active 54 DOM
10. 2026-06-04
    days on market $124,900 Active 51 DOM
11. 2026-06-03
    days on market $124,900 Active 50 DOM
12. 2026-06-02
    days on market $124,900 Active 49 DOM
13. 2026-06-01
    days on market $124,900 Active 48 DOM
14. 2026-05-31
    days on market $124,900 Active 47 DOM
15. 2026-04-14
    listed $124,900 New 446-char remark

    Show marketing remark (446 chars)

    Discover this inviting 3-bedroom home located in San Antonio's. With living space, this residence offers a cozy living area that seamlessly flows into a well-appointed kitchen featuring spacious countertops and ample cabinet space. The home boasts flooring adding warmth and character to the interior. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

16. 2022-03-07
    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: $3,437 · $286/mo
• Projected year-2 tax: $3,437 · $286/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $15,733
• − Mortgage interest: −$6,996
• − Property taxes: −$3,437
• − Insurance: −$624
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$3,633
• Taxable loss: −$1,475
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $862/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

2 events — show timeline

• 2026-04-14 Listed $124,900 LERA
• 2022-03-07 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,437 · -19.0% YoY. Source: county tax records.