6642 Coquina Cv · Elmendorf, TX 78112

$147,999

3 bd · 2.0 ba · 1,692 sqft · SingleFamily · 113 Days on market

Built 2026 Excellent condition 4,791 sqft lot 2-car garage $87/sqft · at area comps Est $148k · at est. $106/mo HOA · 7% of rent ↓ 3% since listing

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Why this score? — see what drove the C 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 +18.7/30.0
• ARV discount +7.7/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Appreciation +4.9/10.0
• Condition / age +4.8/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks

The Gates - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms. Estimated Completion July 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
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.4% in Elmendorf — 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 58/100 on livability (#1,189 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment 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: 498 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 36% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $779 of equity ($1k loan paydown + $-244 appreciation (-0.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.

Recommended offer $134,679 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $148,499
• List price: $147,999
• Delta: -0.34%
• 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
6618 Coquina Cv	0.03mi	3/2.0	1,692 (0%)	0mo	$130,999	$77	98
15010 Mudstone Pl	0.15mi	4/2.0 (+1)	1,692 (0%)	0mo	$184,499	$109	88
6622 Fiore Gdn	0.16mi	4/2.0 (+1)	1,692 (0%)	0mo	$188,999	$112	88
6610 Fiore Gdn	0.15mi	4/2.0 (+1)	1,692 (0%)	1mo	$198,999	$118	87
14804 Granite Gdn	0.18mi	3/2.0	1,634 (-3%)	0mo	$221,999	$136	86
14844 Quartz Cv	0.23mi	3/2.0	1,650 (-2%)	1mo	$211,999	$128	84
14912 Granite Gdn	0.27mi	3/2.0	1,634 (-3%)	1mo	$219,999	$135	81
6804 Marble Rdg	0.10mi	4/2.5 (+1)	1,535 (-9%)	1mo	$149,999	$98	72
14852 Quartz Cv	0.23mi	4/3.0 (+1)	1,795 (+6%)	1mo	$221,999	$124	70
14849 Quartz Cv	0.27mi	3/2.0	1,904 (+12%)	0mo	$232,999	$122	66
14908 Granite Gdn	0.26mi	3/2.0	1,904 (+12%)	1mo	$231,999	$122	66
6618 Fiore Gdn	0.15mi	4/2.5 (+1)	1,897 (+12%)	1mo	$203,999	$108	64

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: 2.0%
• Equity multiple: 1.09×
• Total profit: $3,856
• Equity at exit: $41,756

10-year hold

• IRR: 7.6%
• Equity multiple: 1.81×
• Total profit: $33,754
• Equity at exit: $49,230

Cash invested: $41,440 (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: 61 active · 59 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $197,999 ($124/sqft)
• Median days on market: 81 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -28.9% vs current asking $/sqft

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

ZIP-level market 78112

• Home prices YoY: -0.1%
• Active inventory: 498
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$106
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $145

Break-even live

Break-even rent $1,429

Max offer price $147,999

Occupancy floor 86%

Sensitivity live

Price	-10% $247	-5% $196	+0% $145	+5% $94	+10% $43
Rent	-10% $18	-5% $81	+0% $145	+5% $209	+10% $272
Rate	-1.0pp $220	-0.5pp $183	base $145	+0.5pp $107	+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: $37,000
• Closing costs: $4,440
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15111 Mudstone Pl Elmendorf, TX	4.0	2.0	1692	$1,691	$1.00	9d	1	0.17mi
15106 Azzurro Stone Elmendorf, TX	4.0	2.0	1575	$1,451	$0.92	17d	1	0.19mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	61d	1	0.30mi
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,550	$0.79	34d	1	0.31mi
6914 Dorato Rdg San Antonio, TX	4.0	2.5	1802	$1,625	$0.90	9d	1	0.31mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	59d	1	0.33mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	9d	1	0.34mi
6964 Calcite Trl Elmendorf, TX	3.0	1.5	1440	$1,650	$1.15	9d	1	0.36mi
14911 Rhyolite Way Elmendorf, TX	3.0	2.0	1684	$1,595	$0.95	24d	1	0.41mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	64d	1	1.01mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	36d	1	1.01mi
14662 Stirrup Trce Elmendorf, TX	4.0	2.0	1696	$1,690	$1.00	9d	1	1.02mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	27d	1	1.12mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	9d	1	1.15mi

Property features AI

Finance

• Other: Subdivision: Stone Garden
• Financial info: Down payment resources available
• HOA & community: Mandatory HOAQuarterly HOA feeHOA transfer fee

Exterior

• Parking: 2-car garage
• Utilities: Gas service: CentricElectricity: CPSWater: SAWSSewer: SAWSGarbage service: FrontierWater and sewer systems
• Home design: New construction by LennarBrick and cement fiber exterior
• Construction: Slab foundationComposition roof
• Exterior features: Pool (community)Clubhouse (community)Other community amenities

Interior

• Kitchen: Stove/RangeDishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bathBedroom 2: 10 x 10Bedroom 3: 10 x 10Master bedroom dimensions: 14 x 11
• Flooring: CarpetingVinyl flooring
• Bathrooms: 2 full bathroomsMaster bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor planBreakfast bar1 living areaUtility room insideLaundry roomLaundry on main levelWalk-in closets
• Laundry & utility: Washer connectionDryer connection

Listing history 50 events

1. 2026-08-08
   statusdays on market $147,999 Active 113 DOM
2. 2026-08-06
   days on market $147,999 Price Change 111 DOM
3. 2026-08-05
   days on market $147,999 Price Change 110 DOM
4. 2026-08-04
   days on market $147,999 Price Change 109 DOM
5. 2026-08-03
   days on market $147,999 Price Change 108 DOM
6. 2026-07-31
   days on market $147,999 Price Change 105 DOM
7. 2026-07-30
   days on market $147,999 Price Change 103 DOM
8. 2026-07-28
   pricedays on market $147,999 Price Change 102 DOM
9. 2026-07-26
   days on market $151,999 Price Change 100 DOM
10. 2026-07-24
    days on market $151,999 Price Change 98 DOM
11. 2026-07-23
    days on market $151,999 Price Change 97 DOM
12. 2026-07-22
    days on market $151,999 Price Change 96 DOM
13. 2026-07-21
    pricedays on market $151,999 Price Change 95 DOM
14. 2026-07-20
    days on market $131,999 Price Change 94 DOM
15. 2026-07-18
    days on market $131,999 Price Change 92 DOM
16. 2026-07-18
    pricestatusdays on market $131,999 Price Change 91 DOM
17. 2026-07-16
    days on market $151,999 Active 90 DOM
18. 2026-07-15
    days on market $151,999 Active 89 DOM
19. 2026-07-14
    days on market $151,999 Active 88 DOM
20. 2026-07-13
    days on market $151,999 Active 87 DOM
21. 2026-07-13
    days on market $151,999 Active 86 DOM
22. 2026-07-11
    days on market $151,999 Active 85 DOM
23. 2026-07-10
    days on market $151,999 Active 84 DOM
24. 2026-07-09
    days on market $151,999 Active 83 DOM
25. 2026-07-07
    days on market $151,999 Active 81 DOM
26. 2026-07-06
    days on market $151,999 Active 80 DOM
27. 2026-07-05
    days on market $151,999 Active 79 DOM
28. 2026-07-03
    days on market $151,999 Active 77 DOM
29. 2026-07-02
    days on market $151,999 Active 76 DOM
30. 2026-07-01
    days on market $151,999 Active 75 DOM
31. 2026-06-30
    days on market $151,999 Active 74 DOM
32. 2026-06-29
    days on market $151,999 Active 73 DOM
33. 2026-06-28
    days on market $151,999 Active 72 DOM
34. 2026-06-27
    days on market $151,999 Active 71 DOM
35. 2026-06-26
    days on market $151,999 Active 70 DOM
36. 2026-06-24
    days on market $151,999 Active 68 DOM
37. 2026-06-22
    days on market $151,999 Active 66 DOM
38. 2026-06-21
    days on market $151,999 Active 65 DOM
39. 2026-06-18
    days on market $151,999 Active 62 DOM
40. 2026-06-17
    days on market $151,999 Active 61 DOM
41. 2026-06-16
    days on market $151,999 Active 60 DOM
42. 2026-06-15
    days on market $151,999 Active 59 DOM
43. 2026-06-13
    days on market $151,999 Active 57 DOM
44. 2026-06-09
    days on market $151,999 Active 53 DOM
45. 2026-06-08
    days on market $151,999 Active 52 DOM
46. 2026-06-07
    days on market $151,999 Active 51 DOM
47. 2026-06-04
    days on market $151,999 Active 48 DOM
48. 2026-06-03
    days on market $151,999 Active 47 DOM
49. 2026-06-02
    days on market $151,999 Active 46 DOM
50. 2026-06-01
    days on market $151,999 Active 45 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: $19,350
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$1,272
• − Depreciation: −$4,305
• Taxable loss: −$573
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,879/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 · 12 photos

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with a good condition exterior, interior, and systems. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and value of the home. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and value. ↑
• Both Kitchen appliances — Upgrading the kitchen appliances can increase the home's value and appeal to potential buyers. ↑
• Both Bathroom fixtures — Upgrading the bathroom fixtures can increase the home's value and appeal to potential buyers. ↑

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Harmony El F TX #3,739/4,322 Nat'l #34,564/41,679 Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

D Composite livability gradescore 58/100

Livability — Elmendorf

• Score: 58/100
• State rank: #1189
• US rank: #20804

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar · 2,336,851 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 9,959
• Household income: $54,445
• Rent vs Own: 10.8% rent · 89.2% own

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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 (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%

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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: ▼ -0.17%
• Current HPI: 276.3302
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• Other: Subdivision: Stone Garden
• Financial info: Down payment resources available
• HOA & community: Mandatory HOAQuarterly HOA feeHOA transfer fee

Exterior

• Parking: 2-car garage
• Utilities: Gas service: CentricElectricity: CPSWater: SAWSSewer: SAWSGarbage service: FrontierWater and sewer systems
• Home design: New construction by LennarBrick and cement fiber exterior
• Construction: Slab foundationComposition roof
• Exterior features: Pool (community)Clubhouse (community)Other community amenities

Interior

• Kitchen: Stove/RangeDishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bathBedroom 2: 10 x 10Bedroom 3: 10 x 10Master bedroom dimensions: 14 x 11
• Flooring: CarpetingVinyl flooring
• Bathrooms: 2 full bathroomsMaster bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor planBreakfast bar1 living areaUtility room insideLaundry roomLaundry on main levelWalk-in closets
• Laundry & utility: Washer connectionDryer connection

Price history

-3.2% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $151,999 LERA
• 2026-04-30 Price Changed $154,999 LERA
• 2026-04-17 Listed $156,999 LERA