Pre-Bid Property Research Report
This is what you receive when you order a $350 Pre-Bid Property Research Report. Every section below reflects the actual analysis performed on a real property — details redacted for privacy.
1. Property Identification
Property Address
4217 Mesquite Hollow Rd, Bexar County, TX 78xxx
Legal Description
Lot 14, Block 7, Sunrise Terrace Subdivision, Phase II
Parcel Number
05271-014-0070
Property Type
Single-family residential — 3 bed / 2 bath, 1,847 sq ft
Year Built
1998
Assessed Value
$187,400 (2025 Tax Year)
Auction Date
June 3, 2026
Starting Bid
$14,200 (taxes, penalties, interest, costs)
Estimated Market Value: $192,000–$215,000 based on comparable sales within 0.5 miles (3 comps, sold within 6 months). The starting bid of $14,200 represents approximately 7% of market value.
2. Chain of Title Summary
Ownership history traced back 25 years. Below are the most recent conveyances.
| Date | Grantor → Grantee | Instrument | Notes |
|---|---|---|---|
| 03/2022 | Garcia, R. → Bexar County (Tax Seizure) | Tax Warrant #22-04871 | Delinquent since 2019 |
| 11/2016 | Whitfield, T. → Garcia, R. | General Warranty Deed | Doc #2016-189442 |
| 06/2009 | Sunrise Terrace Dev., LLC → Whitfield, T. | Special Warranty Deed | Doc #2009-077218 |
| 02/1998 | Original Plat → Sunrise Terrace Dev., LLC | Plat Filing / Developer | Vol. 9744, Pg. 112 |
Finding: Chain of title is intact. No gaps, missing conveyances, or irregularities. The tax seizure in 2022 followed standard county procedures.
3. Lien Search Results
All recorded liens searched against property and current/prior owners. Focus on liens that may survive the tax deed sale under Texas law.
Deed of Trust — Wells Fargo
LOW RISKStatus: Extinguished by tax sale
Subordinate mortgage does not survive a tax deed sale in Texas.
HOA Assessment Lien — Sunrise Terrace HOA
HIGH RISKStatus: SURVIVES — HOA lien with super-priority under TX Prop. Code §209.009
The buyer will be responsible for this balance. HOA has confirmed the amount is current as of report date.
Municipal Water Utility Lien
MODERATEStatus: SURVIVES — Municipal utility liens run with the land in Texas
Payable to city utility department. Can typically be negotiated or paid at closing.
Mechanic's Lien — ABC Roofing, Inc.
LOW RISKStatus: Extinguished by tax sale
Filed prior to tax seizure. Does not survive tax deed sale.
Summary: Two liens survive the sale totaling $5,980. These must be factored into maximum bid calculations.
4. Federal Tax Lien (IRS) Check
PACER / County Records Search
No federal tax lien filings found against current or prior owners at this address.
IRS Redemption Period
120 days from sale date (per IRM 5.10.3). Expires October 1, 2026.
Finding: No federal tax lien found. However, IRS retains a 120-day right of redemption post-sale. Recommendation: Do not make improvements or incur significant costs until the redemption period expires.
5. Tax Sale Validity Review
Sale Type
Tax deed sale (judicial foreclosure)
Taxing Authority
Bexar County Tax Assessor-Collector
Delinquency Period
3+ years (2019–2022)
Notice Compliance
Verified — certified mail + posting + publication
Redemption Period
Expired (2-year right of redemption for homestead — Garcia, R. did not redeem)
Suit Number
Cause No. 2022-TX-04871
Finding: Tax sale procedures appear to comply with Texas Tax Code Ch. 33/34. Notice requirements were met. Prior owner's redemption period has expired. Quiet title action is still recommended to perfect marketable title.
6. Environmental Screening
EPA CERCLIS / Superfund Database
No match
State Environmental Database (TCEQ)
No match
Historical Land Use (aerial imagery, Sanborn maps)
Residential since original development (1998). No prior industrial/commercial use detected.
Adjacent Property Risk
Gas station (Exxon) located 0.3 miles east — outside typical contamination radius. No known spill records.
Flood Zone
Zone X (minimal flood hazard) per FEMA FIRM panel 48029C0590G
Finding: No environmental red flags identified. Property is in a residential subdivision with no history of commercial or industrial use.
7. Physical & Access Concerns
Road Access
Public road — Mesquite Hollow Rd (paved, county-maintained)
Utilities
Municipal water, sewer, electric confirmed active at address
Occupancy
Appears vacant per county records and online imagery (last updated 3 months ago)
Condition Notes
Unable to inspect interior. Exterior appears maintained from available imagery. Roof replacement noted in 2021 mechanic's lien (may indicate recent work).
Note: Physical property inspection is not included in this report. A drive-by or in-person inspection is strongly recommended before bidding.
8. Maximum Bid Analysis
Using the Maximum Bid Formula from Tax Deed Investing: The Buyer's Due Diligence & Title Protection Guide (Chapter 8).
| Estimated Market Value (ARV) | $203,500 |
| Target Acquisition (55% of ARV) | $111,925 |
| Less: Surviving Liens | −$5,980 |
| Less: Estimated Repairs (exterior only) | −$5,000 |
| Less: Quiet Title Cost (estimated) | −$3,500 |
| Less: Holding Costs (6 months) | −$4,800 |
| Less: Closing / Transaction Costs | −$2,500 |
| Maximum Recommended Bid | $90,145 |
Note: This formula assumes a buy-and-sell strategy at 55% ARV. Your target percentage may differ based on strategy (rental, flip, hold).
9. Risk Assessment Summary
RECOMMENDATION: GO WITH CONDITIONS
Proceed to bid with the following considerations
Do not exceed $90,145 based on the maximum bid analysis above. Adjust downward if interior inspection reveals significant issues.
Budget $5,980 for surviving liens (HOA $4,750 + utility $1,230). Contact the HOA to confirm the payoff amount before bidding.
Plan for quiet title action ($3,000–$5,000 estimated). Required for insurable title. Budget 90–120 days for an uncontested proceeding.
Inspect the property before bidding. Interior condition is unknown. Drive-by or agent-assisted inspection recommended.
Wait 120 days post-sale before improvements to clear the IRS redemption window (expires October 1, 2026).
This recommendation is based on record research only and does not constitute legal advice. Consult a real estate attorney licensed in your state before proceeding.
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