Gerson Plan · San Antonio, TX 78223

$201,499

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 261 Days on market

Excellent condition ↓ 2% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Cash flow +3.4/30.0
• Schools +3.1/10.0
• Rent growth +1.7/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Belmar Collection is a new series of single-family homes in the Grace Gardens masterplan in San Antonio, TX, offering affordable new home options with a variety of floorplan designs. Residents will enjoy proximity to Loop 410 for easy access to local shopping, dining and entertainment options. Outdoor recreation is a short drive away on Calaveras Lake, and the community is located near Brooks City Base, perfect for military families and personnel.

Key facts

• Access to dining
• 2 garage spots
• Listed 260 days

Tags

• VARIETY OF FLOORPLAN DESIGNS
• PROXIMITY TO LOOP 410
• ACCESS TO LOCAL SHOPPING
• ACCESS TO DINING
• SHORT DRIVE TO CALAVERAS LAKE
• LOCATED NEAR BROOKS CITY BASE

🏗️ New construction. The $201,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $353,998.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $201k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (14.3% below list).
• Recommended offer: $173k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Zoned schools: Oak Grove El (math 17% / reading 37%, grade F, #2,791 of 4,322 statewide, top 68%, 389 students, 88% FRL); Garner Middle (math 17% / reading 30%, grade F, #1,317 of 1,662 statewide, top 80%, 804 students, 83% FRL); Macarthur H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 2,055 students, 58% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.4%/yr); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/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 $2k of loan paydown is wiped out by about $11k 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 261 days — a 12% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $172,623 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.49% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.11%
• DSCR: 0.42
• GRM: 17.1

CMA / ARV

• ARV (median comp): $353,998
• List price: $201,499
• Delta: -43.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2918 Chisholm Trl	0.22mi	3/2.0	1,282 (-5%)	6mo	$299,000	$233	75
3626 Highcliff Dr	0.75mi	3/2.0	1,307 (-4%)	3mo	$218,000	$167	57
8523 Sagebrush	0.60mi	3/2.0	1,476 (+9%)	4mo	$269,900	$183	54
271 Middlebury	0.70mi	3/1.0	1,332 (-2%)	11mo	$170,000	$128	52
8715 Oak Ledge	0.58mi	3/2.0	1,511 (+12%)	15mo	$359,000	$238	41

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: -44.0%
• Equity multiple: -0.33×
• Total profit: $-131,352
• Equity at exit: $52,782

10-year hold

• IRR: -98.7%
• Equity multiple: -1.25×
• Total profit: $-222,616
• Equity at exit: $30,607

Cash invested: $99,119 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 12 under contract
• Months of supply: 8.7 mo (12%/mo absorbed)
• Median asking: $265,000 ($188/sqft)
• Median days on market: 88 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: +39.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 588
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-1,083

Break-even live

Break-even rent $3,097

Max offer price $197,333

Occupancy floor —

Sensitivity live

Price	-10% $-838	-5% $-960	+0% $-1,083	+5% $-1,205	+10% $-1,327
Rent	-10% $-1,219	-5% $-1,151	+0% $-1,083	+5% $-1,014	+10% $-946
Rate	-1.0pp $-904	-0.5pp $-993	base $-1,083	+0.5pp $-1,174	+1.0pp $-1,268

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: $88,499
• Closing costs: $10,620
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Wyndale St San Antonio, TX	2.0	2.0	1714	$1,650	$0.96	45d	1	0.41mi
451 Oak Glen Dr San Antonio, TX	3.0	2.0	1843	$3,850	$2.09	85d	1	0.42mi
451 Oak Glen Dr San Antonio, TX	3.0	2.0	1843	$3,850	$2.09	0d	1	0.42mi
8315 N Vandiver Rd San Antonio, TX	1.0–2.0	1.0–2.0	851	$1,330	$1.56	10d	1	0.43mi
1983 Oakwell Farms Pkwy Unit 710 San Antonio, TX	2.0	2.0	1018	$1,159	$1.14	115d	1	0.47mi
1422 NE Loop 410 San Antonio, TX	1.0–2.0	1.0–2.0	959	$1,165	$1.21	10d	8	0.49mi
8555 Laurens Ln San Antonio, TX	1.0–2.0	1.0–2.0	892	$1,359	$1.52	2d	44	0.50mi
8555 Laurens Ln Unit 710 San Antonio, TX	2.0	2.0	1073	$1,373	$1.28	151d	1	0.53mi
414 Laramie Dr San Antonio, TX	3.0	2.0	1760	$2,295	$1.30	164d	1	0.53mi
8587 Laurens Ln San Antonio, TX	2.0	2.0	1144	$1,237	$1.08	10d	1	0.56mi
515 Cave Ln San Antonio, TX	3.0	2.0	1741	$2,350	$1.35	43d	1	0.59mi
515 Cave Ln San Antonio, TX	3.0	2.0	1741	$2,500	$1.44	129d	1	0.59mi
8702 Village Dr San Antonio, TX	1.0–3.0	1.0–2.0	957	$2,100	$2.19	7d	4	0.64mi
8702 Village Dr San Antonio, TX	2.0–3.0	1.0–2.0	1021	$2,100	$2.06	55d	3	0.64mi
8702 Village Dr San Antonio, TX	2.0–3.0	1.0–2.0	1021	$2,100	$2.06	3d	2	0.64mi
2015 Oakwell Farms Pkwy San Antonio, TX	2.0	2.0	1120	$1,227	$1.10	10d	1	0.64mi
8702 Village Dr #1306 San Antonio, TX	3.0	2.0	1200	$2,500	$2.08	184d	1	0.64mi
65 Lynn Batts Ln San Antonio, TX	2.0	2.0	977	$1,202	$1.23	10d	1	0.66mi
2714 Nacogdoches Rd San Antonio, TX	3.0	1.0	1186	$1,450	$1.22	10d	1	0.66mi
3270 Nacogdoches Rd San Antonio, TX	1.0–2.0	1.0–2.0	712	$1,150	$1.62	10d	1	0.67mi
33 Lynn Batts Ln San Antonio, TX	1.0–3.0	1.0–2.0	1077	$2,007	$1.86	0d	16	0.67mi
2935 Nacogdoches Rd San Antonio, TX	1.0–2.0	1.0–2.0	998	$1,300	$1.30	53d	2	0.68mi
3333 Oakwell Ct Unit 218 San Antonio, TX	2.0	2.0	1076	$1,394	$1.30	74d	1	0.72mi
407 Haverford Dr San Antonio, TX	4.0	2.0	1412	$1,600	$1.13	143d	1	0.74mi
123 Westchester Dr San Antonio, TX	2.0	2.0	1337	$1,795	$1.34	121d	1	0.75mi
2811 Woodbury St #201 San Antonio, TX	2.0	1.5	982	$995	$1.01	105d	1	0.76mi
2811 Woodbury Dr #403 San Antonio, TX	2.0	1.5	982	$1,099	$1.12	115d	1	0.76mi
2803 Woodbury St San Antonio, TX	1.0–2.0	1.0–2.0	837	$925	$1.11	2d	11	0.78mi
2803 Woodbury St San Antonio, TX	1.0–2.0	1.0–2.0	825	$950	$1.15	148d	1	0.78mi
3342 Oakwell Ct San Antonio, TX	2.0	2.0	1065	$1,193	$1.12	10d	1	0.79mi
3301 Oakwell Ct San Antonio, TX	2.0	2.0	1065	$1,647	$1.55	10d	1	0.80mi
2606 Country Square St San Antonio, TX	3.0	2.5	1804	$2,500	$1.39	164d	1	0.80mi
231 Middlebury Dr San Antonio, TX	3.0	2.0	1321	$2,100	$1.59	184d	1	0.81mi
3851 Harry Wurzbach Rd San Antonio, TX	2.0	2.0	1008	$1,199	$1.19	10d	1	0.81mi
3216 Urban Crest Dr Unit N/A San Antonio, TX	2.0	1.0	930	$1,600	$1.72	10d	1	0.82mi
3216 Urban Crest Dr San Antonio, TX	2.0	1.0	930	$1,600	$1.72	7d	1	0.82mi
8623 Starcrest Dr Unit W11 San Antonio, TX	2.0	2.0	1453	$1,450	$1.00	10d	1	0.82mi
8623 Starcrest Dr Apt Y8 San Antonio, TX	2.0	2.0	1325	$1,349	$1.02	144d	1	0.82mi
8623 Starcrest Dr Unit Q01 San Antonio, TX	2.0	2.0	1292	$1,249	$0.97	139d	1	0.82mi
8623 Starcrest Dr Unit G02 San Antonio, TX	2.0	2.0	1292	$1,200	$0.93	15d	1	0.82mi

Listing history 50 events

1. 2026-11-08
   days on market $201,499 Active 261 DOM
2. 2026-11-08
   price $201,499 Active 260 DOM
3. 2026-11-07
   days on market $201,274 Active 260 DOM
4. 2026-11-06
   days on market $201,274 Active 259 DOM
5. 2026-11-05
   days on market $201,274 Active 258 DOM
6. 2026-11-04
   pricedays on market $201,274 Active 257 DOM
7. 2026-11-02
   price $201,124 Active 255 DOM
8. 2026-11-02
   days on market $200,999 Active 255 DOM
9. 2026-11-01
   days on market $200,999 Active 254 DOM
10. 2026-10-31
    days on market $200,999 Active 253 DOM
11. 2026-10-30
    days on market $200,999 Active 252 DOM
12. 2026-10-29
    days on market $200,999 Active 251 DOM
13. 2026-10-28
    days on market $200,999 Active 250 DOM
14. 2026-10-27
    days on market $200,999 Active 249 DOM
15. 2026-10-26
    days on market $200,999 Active 248 DOM
16. 2026-10-26
    days on market $200,999 Active 247 DOM
17. 2026-10-24
    days on market $200,999 Active 246 DOM
18. 2026-10-23
    days on market $200,999 Active 245 DOM
19. 2026-10-22
    days on market $200,999 Active 244 DOM
20. 2026-10-21
    days on market $200,999 Active 243 DOM
21. 2026-10-20
    days on market $200,999 Active 242 DOM
22. 2026-10-19
    days on market $200,999 Active 241 DOM
23. 2026-10-18
    days on market $200,999 Active 240 DOM
24. 2026-10-17
    days on market $200,999 Active 239 DOM
25. 2026-10-16
    days on market $200,999 Active 238 DOM
26. 2026-10-15
    days on market $200,999 Active 237 DOM
27. 2026-10-14
    days on market $200,999 Active 236 DOM
28. 2026-10-13
    days on market $200,999 Active 235 DOM
29. 2026-10-12
    days on market $200,999 Active 234 DOM
30. 2026-10-11
    days on market $200,999 Active 233 DOM
31. 2026-10-10
    days on market $200,999 Active 232 DOM
32. 2026-10-09
    days on market $200,999 Active 231 DOM
33. 2026-10-08
    days on market $200,999 Active 230 DOM
34. 2026-10-07
    days on market $200,999 Active 229 DOM
35. 2026-10-06
    days on market $200,999 Active 228 DOM
36. 2026-10-05
    days on market $200,999 Active 227 DOM
37. 2026-10-04
    days on market $200,999 Active 226 DOM
38. 2026-10-04
    days on market $200,999 Active 225 DOM
39. 2026-10-02
    days on market $200,999 Active 224 DOM
40. 2026-10-01
    days on market $200,999 Active 223 DOM
41. 2026-09-30
    days on market $200,999 Active 222 DOM
42. 2026-09-29
    days on market $200,999 Active 221 DOM
43. 2026-09-28
    days on market $200,999 Active 220 DOM
44. 2026-09-27
    days on market $200,999 Active 219 DOM
45. 2026-09-25
    days on market $200,999 Active 217 DOM
46. 2026-09-24
    days on market $200,999 Active 216 DOM
47. 2026-09-23
    days on market $200,999 Active 215 DOM
48. 2026-09-22
    days on market $200,999 Active 214 DOM
49. 2026-09-21
    days on market $200,999 Active 213 DOM
50. 2026-09-20
    days on market $200,999 Active 212 DOM

ⓘ 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: $20,715
• − Mortgage interest: −$19,829
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$10,298
• Taxable loss: −$19,807
• Est. tax savings @ 24.0%: +$4,754
• After-tax cash flow: $-8,238/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 · 1 photo

Excellent 100/100 None rehab

This single-family home in San Antonio, TX, is part of the Belmar Collection and is in excellent condition with no visible signs of wear or damage. It is move-in ready and offers a great value for both resale and rental.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Oak Grove El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Garner Middle F TX #1,317/1,662 Nat'l #10,902/14,009 High Macarthur H S F TX #774/1,632 Nat'l #7,961/17,239

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

A Composite livability gradescore 80/100

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 · 2,336,851 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Languages at home: 63% English-only · Spanish 36%

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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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-2.0% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $191,999 Zillow
• 2026-02-20 Listed $195,999 Zillow