15012 Azzurro Stone · San Antonio, TX 78112

$170,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 29 Days on market

Built 2026 Good condition 4,791 sqft lot $135/sqft · 7% above area Est $160k · 7% over $106/mo HOA · 6% of rent ↓ 2% since listing

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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).

• Cash flow +14.0/30.0
• Appreciation +4.9/10.0
• 1% rule +4.7/10.0
• ARV discount +4.3/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

The Oakridge - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• HOA & community: Mandatory HOA; Quarterly HOA fee; Association transfer fee

Exterior

• Parking: 2-car garage
• Utilities: Water service by SAWS; Sewer service by SAWS; Electricity by CPS; Gas by Centric; Garbage service by Frontier
• Home design: New construction by Lennar; Siding, brick and cement fiber exterior
• Construction: Slab foundation; Composition roof
• Exterior features: Pool (community); Clubhouse (community); Other community amenities (see remarks)

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with full bath (approx. 14 x 13); Bedroom 2 (approx. 11 x 10); Bedroom 3 (approx. 11 x 10)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; 1 living area; Utility room inside; Laundry room; Walk-in closets; All bedrooms downstairs
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $171k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $166k (3.1% below list).
• Recommended offer: $166k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $900 of equity ($1k loan paydown + $-282 appreciation (-0.2% local appreciation)).
• 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 29 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,679 (3.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (median comp): $159,585
• List price: $170,999
• Delta: 7.15%
• 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
15102 Azzurro Stone	0.04mi	3/2.0	1,266 (0%)	1mo	$177,999	$141	97
6837 Chert Chase	0.12mi	3/2.0	1,192 (-6%)	0mo	$130,999	$110	84
6630 Fiore Gdn	0.07mi	3/2.0	1,354 (+7%)	1mo	$188,999	$140	84
6813 Chert Chase	0.14mi	3/2.0	1,192 (-6%)	1mo	$136,999	$115	83
6725 Marble Rdg	0.21mi	3/2.5	1,189 (-6%)	0mo	$146,999	$124	78
6844 Marble Rdg	0.20mi	3/2.5	1,360 (+7%)	0mo	$139,999	$103	76
6729 Marble Rdg	0.21mi	3/2.5	1,360 (+7%)	0mo	$140,999	$104	76
6832 Marble Rdg	0.21mi	3/2.5	1,360 (+7%)	2mo	$169,999	$125	74
6808 Marble Rdg	0.22mi	3/2.5	1,360 (+7%)	1mo	$143,999	$106	74
6820 Marble Rdg	0.21mi	3/2.5	1,360 (+7%)	2mo	$146,999	$108	74
14816 Onyx Pl	0.21mi	3/2.0	1,402 (+11%)	10mo	$186,699	$133	64
6926 Biotite Rdg	0.25mi	3/2.0	1,450 (+14%)	3mo	$135,000	$93	62

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-4,890
• Equity at exit: $48,245

10-year hold

• IRR: 3.7%
• Equity multiple: 1.39×
• Total profit: $18,791
• Equity at exit: $56,881

Cash invested: $47,880 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$897
• Tax est. 1.5%: −$214 /mo · $2,565/yr
• Insurance: −$71
• HOA: −$106
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $21

Break-even live

Break-even rent $1,630

Max offer price $170,999

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $80	+0% $21	+5% $-38	+10% $-97
Rent	-10% $-110	-5% $-44	+0% $21	+5% $87	+10% $152
Rate	-1.0pp $107	-0.5pp $65	base $21	+0.5pp $-23	+1.0pp $-68

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	11d	1	0.22mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	13d	1	0.24mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	2d	1	0.28mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	15d	1	0.97mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	2d	1	0.97mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	2d	1	1.07mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	2d	1	1.08mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 13 events

1. 2026-06-13
   statusdays on market $170,999 Pending 29 DOM
2. 2026-06-09
   days on market $170,999 Active 28 DOM
3. 2026-06-08
   days on market $170,999 Active 27 DOM
4. 2026-06-07
   statusdays on market $170,999 Active 26 DOM
5. 2026-06-04
   days on market $170,999 Price Change 23 DOM
6. 2026-06-03
   days on market $170,999 Price Change 22 DOM
7. 2026-06-02
   days on market $170,999 Price Change 21 DOM
8. 2026-06-01
   days on market $170,999 Price Change 20 DOM
9. 2026-05-31
   days on market $170,999 Price Change 19 DOM
10. 2026-05-13
    price $172,999 414-char remark
11. 2026-05-13
    price $172,999 619-char remark
12. 2026-05-12
    listed $174,999 New 619-char remark
13. 2026-05-09
    listed $174,999 Active 414-char remark

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

Taxation est. · year 1

• Rental income: $19,881
• − Mortgage interest: −$9,579
• − Property taxes: −$2,565
• − Insurance: −$855
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − HOA: −$1,272
• − Depreciation: −$4,975
• Taxable loss: −$2,545
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $864/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 · 30 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures enhance the home's appeal to potential buyers.
• Resale Flooring — New flooring improves the home's overall appearance and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance the home's appeal to potential buyers. ↑
• Resale Flooring — New flooring improves the home's overall appearance and appeal to potential buyers. ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• City population: 1,806,925
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• Rent YoY: —
• Metro: —
• 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

-2.3% since first listed

4 events — show timeline

• 2026-06-11 Pending — LERA
• 2026-05-26 Price Changed $170,999 LERA
• 2026-05-13 Price Changed $172,999 LERA
• 2026-05-12 Listed $174,999 LERA