4 bd · 2.5 ba ·
1,692 sqft ·
Built 2026
· SingleFamily
· Active
· 1 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,683/mo
Mortgage (P&I)
−$1,091
Tax + insurance
−$347
HOA
−$0
Vac / Maint / Mgmt
−$353
Net cashflow
$-108/mo
Annual
$-1,297/yr
Cap rate
5.67%
Cash-on-cash
-2.23%
DSCR
0.90
1% rule
0.81%
Cash to close
$58,240
Investor read
This is a 4-bed/2.5-bath single-family listed at $208k.
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).
Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer: $168k (19.1% below list) — sets the bar for 1% rule.
In year one you build about $1k of equity ($1k loan paydown + $-344 appreciation (-0.2% local appreciation)).
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).
Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
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.
Questions for listing agent
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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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.
CashFlowRE · CFR-06KJJEB167S73H
· Data 12 h agocashflowre.app · 2026-05-29