1030 Snedeker Dr · San Antonio, TX 78221

$169,500

4 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 50 Days on market

Built 2025 Good condition 4,181 sqft lot $113/sqft · 6% below area Est $181k · 6% under $29/mo HOA · 2% of rent

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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 +17.3/30.0
• ARV discount +10.4/15.0
• Appreciation +6.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

Beautiful and well-maintained 4-bedroom, 2-bath home located in the desirable Mission del Lago community! This move-in ready property features a functional layout, spacious living areas, and a comfortable design perfect for families or first-time buyers. Enjoy community amenities including pool and park. Low HOA. Conveniently located near major highways, shopping, and dining. 4,791 sq ft. lot size. Schedule your showing today!

Key facts

• Community amenities
• Pool
• Shopping

Tags

• MISSION DEL LAGO COMMUNITY
• COMMUNITY AMENITIES
• POOL
• PARK
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $167k (1.4% below list).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: W M Pearce Pri (math 20% / reading 22%, grade F, #3,492 of 4,322 statewide, top 81%, 466 students, 90% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $47k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $181,132
• List price: $169,500
• Delta: -6.42%
• 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
1760 Charlie Cv	0.53mi	4/2.0	1,575 (+5%)	5mo	$209,999	$133	63
1514 Amie Blf	0.53mi	4/2.0	1,575 (+5%)	6mo	$207,999	$132	62
1617 Amie Blf	0.53mi	4/2.0	1,575 (+5%)	6mo	$222,999	$142	62
1827 Charlie Cv	0.53mi	4/2.0	1,575 (+5%)	7mo	$201,999	$128	61
1843 Charlie Cv	0.53mi	4/2.0	1,575 (+5%)	8mo	$198,999	$126	61
12060 Overton	0.59mi	3/2.0 (-1)	1,450 (-3%)	2mo	$225,000	$155	60
13234 Club House Blvd	0.59mi	4/2.0	1,377 (-8%)	1mo	$246,675	$179	58
1839 Charlie Cv	0.53mi	4/2.0	1,600 (+7%)	8mo	$200,999	$126	58
1526 Amie Blf	0.53mi	3/2.0 (-1)	1,402 (-6%)	3mo	$193,999	$138	57
1764 Charlie Cv	0.53mi	3/2.0 (-1)	1,402 (-6%)	7mo	$190,899	$136	54
12047 Pewee	0.51mi	3/2.0 (-1)	1,718 (+14%)	4mo	$275,000	$160	44
711 Cook Bnd	0.52mi	3/2.0 (-1)	1,276 (-15%)	4mo	$154,000	$121	42

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.31×
• Total profit: $14,916
• Equity at exit: $67,116

10-year hold

• IRR: 7.8%
• Equity multiple: 2.00×
• Total profit: $47,417
• Equity at exit: $96,849

Cash invested: $47,460 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$889
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$71
• HOA: −$29
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $124

Break-even live

Break-even rent $1,515

Max offer price $169,500

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $172	+0% $124	+5% $76	+10% $28
Rent	-10% $-8	-5% $58	+0% $124	+5% $190	+10% $256
Rate	-1.0pp $210	-0.5pp $167	base $124	+0.5pp $80	+1.0pp $36

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	0.03mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.10mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	0.13mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	0.14mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	0.17mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	0.23mi
13206 Dutra Rd San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	0.25mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	25d	1	0.37mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	0.47mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	0.47mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	5d	1	0.53mi
922 Manero Pass San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	25d	1	0.55mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	6d	1	0.56mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	25d	1	0.56mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	6d	1	0.56mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	14d	1	0.57mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	19d	1	0.57mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	21d	1	0.63mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	0.64mi
710 Titleist Cv San Antonio, TX	4.0	2.5	1950	$1,680	$0.86	45d	1	0.95mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	3d	27	1.01mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,845	$1.81	0d	150	1.08mi
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	25d	1	1.21mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	1.25mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	1.42mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 10 events

1. 2026-04-08
   listed $184,900 New 430-char remark

   Show marketing remark (430 chars)

   Beautiful and well-maintained 4-bedroom, 2-bath home located in the desirable Mission del Lago community! This move-in ready property features a functional layout, spacious living areas, and a comfortable design perfect for families or first-time buyers. Enjoy community amenities including pool and park. Low HOA. Conveniently located near major highways, shopping, and dining. 4,791 sq ft. lot size. Schedule your showing today!

2. 2025-03-10
   soldstatus Sold 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

3. 2025-02-19
   status Pending 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

4. 2025-01-24
   price $177,499 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

5. 2025-01-24
   status Back on Market 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

6. 2025-01-23
   historical 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

7. 2025-01-04
   price $184,999 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

8. 2024-12-24
   price $179,999 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

9. 2024-12-21
   price $172,499 511-char remark

   Show marketing remark (511 chars)

   The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

10. 2024-12-07
    listed $174,999 New 511-char remark

    Show marketing remark (511 chars)

    The Timms - This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated COE Feb 2025. Prices and features may vary and are subject to change. Photos are for illustrative purposes

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $3,102 · $258/mo
• Expected delta: +$606/yr (+$51/mo · 24.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,060
• − Mortgage interest: −$9,495
• − Property taxes: −$2,496
• − Insurance: −$848
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$348
• − Depreciation: −$4,931
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,794/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This move-in ready home in the Mission del Lago community is in good condition with a functional layout and neutral tones. It offers a good starting point for potential buyers or renters, with minor updates that could significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modernizing the kitchen can increase both resale and rental value.
• Both Upgrading the bathrooms with modern fixtures — Modernizing the bathrooms can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bedrooms — Replacing carpet with hardwood or tile can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen can increase both resale and rental value. ↑
• Both Upgrading the bathrooms with modern fixtures — Modernizing the bathrooms can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

+5.7% since first listed

10 events — show timeline

• 2026-04-08 Listed $184,900 LERA
• 2025-03-10 Sold (MLS) — LERA
• 2025-02-19 Pending — LERA
• 2025-01-24 Price Changed $177,499 LERA
• 2025-01-24 Relisted — LERA
• 2025-01-23 Listing Removed — LERA
• 2025-01-04 Price Changed $184,999 LERA
• 2024-12-24 Price Changed $179,999 LERA
• 2024-12-21 Price Changed $172,499 LERA
• 2024-12-07 Listed $174,999 LERA

Property tax history

+169.4%/yr

Latest (2025): $2,496 · +169.4% YoY. Source: county tax records.