7104 Glen Mist Unit N/A · San Antonio, TX 78239

$130,000

3 bd · 2.5 ba · 1,408 sqft · Townhouse · 132 Days on market

Built 1973 Fair condition 2,003 sqft lot $92/sqft · at area comps Est $129k · at est. ↓ 4% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.1/15.0
• 1% rule +6.6/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home with the "big ticket" items already checked off? This property is the perfect canvas for a buyer or investor looking to build immediate equity. While many homes in this price range require a new roof or HVAC, this home features a NEW A/C unit and a NEW water heater- major expenses you won't have to worry about. The heavy lifting continues in the kitchen, which has been modernized with beautiful granite countertops and a suite of new appliances. At 1,408 square feet, the layout is highly functional, featuring all three bedrooms and two full baths upstairs for privacy, with a convenient half-bath downstairs for guests. The property is clean, livable, and ready for move-in today, but it offers the ideal opportunity for someone to add their own personal touches and cosmetic finishes to truly make it shine. At just $99 per square foot, there is plenty of room in the budget to customize the space and increase the home's value instantly. Perfectly positioned on San Antonio's northeast side, you'll enjoy straightforward access to I-35, Loop 410, and Randolph AFB. The home is situated within the sought-after North East Independent School District and is close to local parks, dining, and retail. For those looking for financial flexibility, the seller is highly motivated and open to creative options, including Subject-To (Sub-To) arrangements or a Wraparound mortgage. With a Rent Zestimate of approximately $1,307/mo, the numbers work for investors from day one, while owner-occupants can benefit from a low-entry path to homeownership. Don't pay for someone else's finished taste. Buy the bones and build your own equity. Schedule your showing today to see the potential at 7104 Glen Mist.

Key facts

• New water heater
• New appliances
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW A C UNIT
• NEW WATER HEATER
• TWO STORY LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 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 132 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.16% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (median comp): $128,996
• List price: $130,000
• Delta: 0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7009 Glen Mist	0.14mi	2/2.0 (-1)	1,232 (-12%)	3mo	$60,000	$49	63
7716 Glen Mdws	0.07mi	3/2.5	1,584 (+12%)	23mo	$139,000	$88	57
6907 Neston #1	0.74mi	3/1.0	1,393 (-1%)	7mo	$95,000	$68	52
7122 Brecon	0.63mi	3/2.5	1,584 (+12%)	9mo	$140,000	$88	42

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-6,536
• Equity at exit: $19,383

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,650
• Equity at exit: $11,240

Cash invested: $36,400 (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 78239

• Home prices YoY: -5.9%
• Rents YoY: -1.1%
• Active inventory: 202
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $297

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 75%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7042 Glen Mist San Antonio, TX	3.0	2.0	1284	$950	$0.74	44d	1	0.06mi
7237 Glen Bay San Antonio, TX	3.0	2.0	1400	$1,050	$0.75	44d	1	0.17mi
7603 Glen Vis San Antonio, TX	3.0	2.0	980	$1,200	$1.22	8d	1	0.22mi
7614 Glen Hurst San Antonio, TX	3.0	1.0	1100	$1,400	$1.27	2d	1	0.23mi
7323 Booker Bay San Antonio, TX	3.0	2.0	1388	$1,495	$1.08	44d	1	0.27mi
7223 Archers Coach San Antonio, TX	3.0	2.0	1370	$1,485	$1.08	3d	1	0.30mi
7226 Winding Cloud San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	24d	1	0.34mi
7134 Winding Draw San Antonio, TX	3.0	2.0	1440	$1,565	$1.09	15d	1	0.34mi
7422 Branching Peak San Antonio, TX	3.0	2.5	1605	$1,669	$1.04	3d	1	0.34mi
7107 Winding Shelf San Antonio, TX	3.0	1.0	1016	$1,408	$1.39	24d	1	0.35mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,569	$1.04	16d	1	0.35mi
6831 De Palma San Antonio, TX	3.0	2.0	1504	$1,539	$1.02	3d	1	0.35mi
7211 Winding Finger San Antonio, TX	3.0	2.0	1440	$1,515	$1.05	44d	1	0.36mi
7222 Glen Hvn San Antonio, TX	4.0	2.0	1320	$1,350	$1.02	24d	1	0.36mi
7218 Winding Finger San Antonio, TX	4.0	2.0	1627	$1,645	$1.01	44d	1	0.39mi
7011 Winding Shelf San Antonio, TX	3.0	2.0	1266	$1,449	$1.14	4d	1	0.40mi
6811 Avila San Antonio, TX	3.0	2.0	1260	$1,555	$1.23	20d	1	0.40mi
7006 Winding Draw San Antonio, TX	4.0	2.5	1687	$1,699	$1.01	44d	1	0.45mi
7507 Echo Trl San Antonio, TX	3.0	2.0	1456	$1,600	$1.10	44d	1	0.45mi
7238 Winding Fence San Antonio, TX	4.0	2.0	1627	$1,695	$1.04	22d	1	0.45mi
7006 Glen Grv San Antonio, TX	3.0	2.0	1036	$1,495	$1.44	44d	1	0.47mi
7318 Glen Trl San Antonio, TX	3.0	2.0	1226	$1,900	$1.55	44d	1	0.48mi
7326 Glen Trl San Antonio, TX	4.0	2.0	1370	$1,549	$1.13	3d	1	0.49mi
7858 Hedrick Farm San Antonio, TX	3.0	2.5	1437	$1,485	$1.03	3d	1	0.50mi
7831 Hedrick Farm San Antonio, TX	3.0	3.0	1556	$1,560	$1.00	13d	1	0.51mi
7904 Mallow San Antonio, TX	3.0	2.0	1135	$1,145	$1.01	15d	1	0.52mi
7809 Sarepto San Antonio, TX	2.0	2.0	1152	$950	$0.82	24d	1	0.53mi
7500 Paradise Rd San Antonio, TX	3.0	2.0	1650	$1,950	$1.18	44d	1	0.53mi
7812 Broadwick San Antonio, TX	2.0	1.0	884	$1,075	$1.22	18d	1	0.53mi
6647 Arbor Farm San Antonio, TX	3.0	2.5	1807	$1,780	$0.99	2d	1	0.54mi
7923 Langport San Antonio, TX	3.0	2.0	1095	$1,800	$1.64	44d	1	0.61mi
7347 Montgomery Dr San Antonio, TX	3.0	2.0	1579	$1,950	$1.23	24d	1	0.62mi
7426 Circle Farm San Antonio, TX	3.0	2.5	1572	$1,525	$0.97	44d	1	0.63mi
7138 Brecon San Antonio, TX	3.0	2.5	1276	$1,065	$0.83	44d	1	0.64mi
6918 Stockport San Antonio, TX	3.0	2.0	1390	$1,050	$0.76	44d	1	0.67mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,650	$1.16	16d	1	0.68mi
7210 John Palmer Dr Unit 101 San Antonio, TX	3.0	2.5	1426	$1,700	$1.19	24d	1	0.68mi
7114 Elm Trail Dr San Antonio, TX	3.0	2.0	1332	$1,600	$1.20	44d	1	0.69mi
7550 Ledgebrook Dr San Antonio, TX	4.0	2.0	1782	$1,650	$0.93	24d	1	0.73mi
6814 Oldham San Antonio, TX	3.0	2.0	1238	$1,300	$1.05	24d	1	0.74mi

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 132 DOM
2. 2026-06-17
   days on market $130,000 Active 131 DOM
3. 2026-06-16
   days on market $130,000 Active 130 DOM
4. 2026-06-13
   days on market $130,000 Active 127 DOM
5. 2026-06-13
   days on market $130,000 Active 126 DOM
6. 2026-06-09
   statusdays on market $130,000 Active 123 DOM
7. 2026-06-08
   days on market $130,000 Price Change 122 DOM
8. 2026-06-07
   days on market $130,000 Price Change 121 DOM
9. 2026-06-04
   days on market $130,000 Price Change 118 DOM
10. 2026-06-03
    days on market $130,000 Price Change 117 DOM
11. 2026-06-02
    days on market $130,000 Price Change 116 DOM
12. 2026-06-01
    days on market $130,000 Price Change 115 DOM
13. 2026-05-31
    days on market $130,000 Price Change 114 DOM
14. 2026-05-16
    price $135,000 1746-char remark

    Show marketing remark (1746 chars)

    Looking for a home with the "big ticket" items already checked off? This property is the perfect canvas for a buyer or investor looking to build immediate equity. While many homes in this price range require a new roof or HVAC, this home features a NEW A/C unit and a NEW water heater- major expenses you won't have to worry about. The heavy lifting continues in the kitchen, which has been modernized with beautiful granite countertops and a suite of new appliances. At 1,408 square feet, the layout is highly functional, featuring all three bedrooms and two full baths upstairs for privacy, with a convenient half-bath downstairs for guests. The property is clean, livable, and ready for move-in today, but it offers the ideal opportunity for someone to add their own personal touches and cosmetic finishes to truly make it shine. At just $99 per square foot, there is plenty of room in the budget to customize the space and increase the home's value instantly. Perfectly positioned on San Antonio's northeast side, you'll enjoy straightforward access to I-35, Loop 410, and Randolph AFB. The home is situated within the sought-after North East Independent School District and is close to local parks, dining, and retail. For those looking for financial flexibility, the seller is highly motivated and open to creative options, including Subject-To (Sub-To) arrangements or a Wraparound mortgage. With a Rent Zestimate of approximately $1,307/mo, the numbers work for investors from day one, while owner-occupants can benefit from a low-entry path to homeownership. Don't pay for someone else's finished taste. Buy the bones and build your own equity. Schedule your showing today to see the potential at 7104 Glen Mist.

15. 2026-05-04
    listed $1,200
16. 2026-03-17
    price $137,500 1746-char remark

    Show marketing remark (1746 chars)

    Looking for a home with the "big ticket" items already checked off? This property is the perfect canvas for a buyer or investor looking to build immediate equity. While many homes in this price range require a new roof or HVAC, this home features a NEW A/C unit and a NEW water heater- major expenses you won't have to worry about. The heavy lifting continues in the kitchen, which has been modernized with beautiful granite countertops and a suite of new appliances. At 1,408 square feet, the layout is highly functional, featuring all three bedrooms and two full baths upstairs for privacy, with a convenient half-bath downstairs for guests. The property is clean, livable, and ready for move-in today, but it offers the ideal opportunity for someone to add their own personal touches and cosmetic finishes to truly make it shine. At just $99 per square foot, there is plenty of room in the budget to customize the space and increase the home's value instantly. Perfectly positioned on San Antonio's northeast side, you'll enjoy straightforward access to I-35, Loop 410, and Randolph AFB. The home is situated within the sought-after North East Independent School District and is close to local parks, dining, and retail. For those looking for financial flexibility, the seller is highly motivated and open to creative options, including Subject-To (Sub-To) arrangements or a Wraparound mortgage. With a Rent Zestimate of approximately $1,307/mo, the numbers work for investors from day one, while owner-occupants can benefit from a low-entry path to homeownership. Don't pay for someone else's finished taste. Buy the bones and build your own equity. Schedule your showing today to see the potential at 7104 Glen Mist.

17. 2026-02-06
    listed $140,000 New 1746-char remark

    Show marketing remark (1746 chars)

    Looking for a home with the "big ticket" items already checked off? This property is the perfect canvas for a buyer or investor looking to build immediate equity. While many homes in this price range require a new roof or HVAC, this home features a NEW A/C unit and a NEW water heater- major expenses you won't have to worry about. The heavy lifting continues in the kitchen, which has been modernized with beautiful granite countertops and a suite of new appliances. At 1,408 square feet, the layout is highly functional, featuring all three bedrooms and two full baths upstairs for privacy, with a convenient half-bath downstairs for guests. The property is clean, livable, and ready for move-in today, but it offers the ideal opportunity for someone to add their own personal touches and cosmetic finishes to truly make it shine. At just $99 per square foot, there is plenty of room in the budget to customize the space and increase the home's value instantly. Perfectly positioned on San Antonio's northeast side, you'll enjoy straightforward access to I-35, Loop 410, and Randolph AFB. The home is situated within the sought-after North East Independent School District and is close to local parks, dining, and retail. For those looking for financial flexibility, the seller is highly motivated and open to creative options, including Subject-To (Sub-To) arrangements or a Wraparound mortgage. With a Rent Zestimate of approximately $1,307/mo, the numbers work for investors from day one, while owner-occupants can benefit from a low-entry path to homeownership. Don't pay for someone else's finished taste. Buy the bones and build your own equity. Schedule your showing today to see the potential at 7104 Glen Mist.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $18,164
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,782
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,186/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, particularly in landscaping and exterior paint, to improve its curb appeal and overall condition. The kitchen and bathrooms have been updated with new appliances and fixtures, respectively, which can increase its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown and unkempt
• Major Exterior paint — Needs touch-ups

Value-add opportunities

• Both Landscaping and exterior paint — Enhances curb appeal and property value
• Resale Kitchen appliances — Modern appliances improve appeal and functionality
• Resale Bathroom fixtures — New fixtures enhance bathroom appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Exterior paint · Needs touch-ups	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Landscaping and exterior paint — Enhances curb appeal and property value ↑
• Resale Kitchen appliances — Modern appliances improve appeal and functionality ↑
• Resale Bathroom fixtures — New fixtures enhance bathroom appeal ↑

ⓘ 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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 28,609
• Household income: $70,098
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 488.0

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 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 30% Two or more races 20% Black 16% Asian 4% Pacific Islander 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 4%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 24% Vietnamese 1% Chinese 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: ▼ -15.13%
• Current HPI: 242.1272
• Rent YoY: ▼ -1.05%
• 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

-3.6% since first listed

4 events — show timeline

• 2026-05-16 Price Changed $135,000 LERA
• 2026-05-04 Listed for Rent $1,200 SABOR
• 2026-03-17 Price Changed $137,500 LERA
• 2026-02-06 Listed $140,000 LERA