14919 Mudstone Pl · San Antonio, TX 78112

$207,999

4 bd · 2.5 ba · 1,692 sqft · SingleFamily · 1 Days on market

Built 2026 Est $203k · at est.

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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 +10.5/30.0
• ARV discount +6.4/15.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This new two-story home features a comfortable first-level owner's suite, complete with a full bathroom and walk-in closet to create a luxurious retreat. A nearby open-concept layout provides simple transitions and multitasking. Three additional bedrooms can be found on the second floor next to a versatile and inviting loft area.

Key facts

• Full bathroom
• Walk-in closet
• Versatile loft area

Tags

• FIRST-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT LAYOUT
• VERSATILE LOFT AREA

Property features AI

Finance

• Financial info: List price $207,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home, Tilley plan; Active listing
• Exterior features: Address: 14919 Mudstone Pl, Elmendorf, TX 78112

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (Tilley plan); Living area approximately 1,692

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (19.1% below list).
• Recommended offer: $168k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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 Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% 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 57% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $1k of equity ($1k loan paydown + $-344 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $168,277 (19.1% 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. 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: 0.81% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $203,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14809 Granite Gdn	0.08mi	3/2.0 (-1)	1,650 (-2%)	1mo	$221,999	$135	85
15111 Azzurro Stone	0.28mi	4/2.0	1,692 (0%)	1mo	$195,999	$116	84
15027 Azzurro Stone	0.28mi	4/2.0	1,692 (0%)	2mo	$180,999	$107	84
15106 Azzurro Stone	0.13mi	4/2.0	1,575 (-7%)	1mo	$196,999	$125	80
14805 Mudstone Pl	0.10mi	4/2.0	1,483 (-12%)	1mo	$177,999	$120	72
14702 Granite Gdn	0.03mi	3/2.0 (-1)	1,904 (+12%)	2mo	$239,999	$126	69
14836 Onyx Pl	0.33mi	4/2.0	1,600 (-5%)	6mo	$184,999	$116	69
14819 Onyx Pl	0.30mi	4/2.0	1,600 (-5%)	11mo	$210,443	$132	66
14820 Onyx Pl	0.33mi	4/2.0	1,600 (-5%)	10mo	$207,999	$130	65
15103 Azzurro Stone	0.28mi	4/2.0	1,483 (-12%)	1mo	$177,999	$120	63
14761 Onyx Pl	0.32mi	4/2.0	1,600 (-5%)	14mo	$191,999	$120	62
6926 Biotite Rdg	0.39mi	3/2.0 (-1)	1,450 (-14%)	3mo	$135,000	$93	48

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: -5.4%
• Equity multiple: 0.75×
• Total profit: $-14,550
• Equity at exit: $58,684

10-year hold

• IRR: 0.7%
• Equity multiple: 1.07×
• Total profit: $4,055
• Equity at exit: $69,189

Cash invested: $58,240 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-108

Break-even live

Break-even rent $1,820

Max offer price $192,365

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-36	+0% $-108	+5% $-180	+10% $-252
Rent	-10% $-241	-5% $-175	+0% $-108	+5% $-42	+10% $25
Rate	-1.0pp $-3	-0.5pp $-55	base $-108	+0.5pp $-162	+1.0pp $-217

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,750	$0.90	6d	1	0.35mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	12d	1	0.35mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	14d	1	0.35mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	0d	1	0.40mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	0d	1	1.07mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	16d	1	1.07mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	0d	1	1.18mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	0d	1	1.20mi

Listing history 2 events

1. 2026-06-22
   remarks 331-char remark
2. 2026-06-22
   listed $207,999 Active 1 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: $20,193
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$6,051
• Taxable loss: −$4,900
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $-121/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.

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