The Nantucket Plan · San Antonio, TX 78224

$237,990

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 64 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks

The Nantucket is a 2-story home from the Cottage Series Line. It offers 3 bedrooms - all upstairs - with sizeable walk-in closets in the primary suite and one of the spare bedrooms as well as 2.5 bathrooms. Downstairs, homebuyers love the open-concept family room, kitchen, and dining room combination ideal for welcoming guests and relaxing at home.

Key facts

• Garage
• Listed 64 days

Tags

• OPEN-CONCEPT FAMILY ROOM
• SIZEABLE WALK-IN CLOSETS

Property features AI

Finance

• Other: Property listed as Active
• Financial info: List price $237,990

Exterior

• Parking: 1-car garage (1 parking space total)
• Home design: Single-family plan named The Nantucket; New construction plan

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area with 1,360 square feet (living area noted)

🏗️ New construction. The $237,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $245,439.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-323 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (26.9% below list).
• Recommended offer: $174k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,865 (26.9% 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 64 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $245,439
• List price: $237,990
• Delta: -3.04%
• 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
10323 Fuji Ct	0.05mi	3/2.5	1,360 (0%)	1mo	$239,990	$176	97
2503 Rambo Dr	0.15mi	3/2.0	1,388 (+2%)	4mo	$263,265	$190	84
2506 Rambo Dr	0.20mi	3/2.0	1,388 (+2%)	4mo	$259,240	$187	82
2311 Crisp Gln	0.32mi	3/2.0	1,388 (+2%)	3mo	$266,725	$192	77
2538 Dry Moss Way	0.13mi	3/2.0	1,253 (-8%)	4mo	$239,990	$192	76
3027 Mission Gate	0.46mi	3/2.0	1,357 (-0%)	4mo	$199,000	$147	73
10703 Marlin Pond	0.61mi	3/2.0	1,484 (+9%)	1mo	$206,999	$139	53
10703 Red Shiner Run	0.67mi	3/2.0	1,484 (+9%)	1mo	$206,999	$139	51
10714 Marlin Pond	0.67mi	3/2.0	1,484 (+9%)	1mo	$226,999	$153	51
1810 White Bass Dr	0.74mi	3/2.0	1,484 (+9%)	2mo	$233,999	$158	47
10506 Bluegill Way	0.74mi	3/2.0	1,484 (+9%)	4mo	$222,999	$150	45
10610 Bluegill Way	0.74mi	3/2.0	1,484 (+9%)	4mo	$202,999	$137	45

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.59×
• Total profit: $109,434
• Equity at exit: $221,111

10-year hold

• IRR: 17.7%
• Equity multiple: 5.82×
• Total profit: $331,585
• Equity at exit: $476,835

Cash invested: $68,723 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 275
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,287
• Tax est. 1.5%: −$307 /mo · $3,682/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-323

Break-even live

Break-even rent $2,147

Max offer price $198,752

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-238	+0% $-323	+5% $-407	+10% $-492
Rent	-10% $-460	-5% $-391	+0% $-323	+5% $-254	+10% $-185
Rate	-1.0pp $-199	-0.5pp $-260	base $-323	+0.5pp $-386	+1.0pp $-451

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: $61,360
• Closing costs: $7,363
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	25d	1	0.15mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	45d	1	0.16mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.16mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	6d	1	0.18mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	6d	1	0.19mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.21mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	45d	1	0.23mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	25d	1	0.27mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.33mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	25d	1	0.35mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	25d	1	0.36mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	45d	1	0.41mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.47mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	45d	1	0.49mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	6d	1	0.50mi
10127 Texas 16 Unit 710 San Antonio, TX	2.0	2.0	950	$807	$0.85	18d	1	0.53mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	45d	1	0.53mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	4d	26	0.53mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	45d	1	0.54mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	0d	2	0.70mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	14d	1	0.75mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	45d	1	0.75mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	45d	1	0.75mi
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	45d	1	0.77mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	18d	1	0.79mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	25d	1	0.81mi
11009 Valley Star Dr San Antonio, TX	4.0	1.5	1004	$1,450	$1.44	6d	1	0.81mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	1.00mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	45d	1	1.01mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,460	$1.28	0d	1	1.04mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	6d	1	1.04mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	19d	1	1.04mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	45d	1	1.11mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	3d	1	1.13mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	18d	1	1.13mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	25d	1	1.13mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	6d	1	1.14mi
3439 Twining Dr San Antonio, TX	3.0	1.0	1124	$1,500	$1.33	19d	1	1.16mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	4d	1	1.16mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	6d	1	1.16mi

Listing history 15 events

1. 2026-06-21
   days on market $237,990 Active 64 DOM
2. 2026-06-18
   days on market $237,990 Active 61 DOM
3. 2026-06-17
   days on market $237,990 Active 60 DOM
4. 2026-06-16
   days on market $237,990 Active 59 DOM
5. 2026-06-15
   days on market $237,990 Active 58 DOM
6. 2026-06-13
   days on market $237,990 Active 56 DOM
7. 2026-06-09
   days on market $237,990 Active 52 DOM
8. 2026-06-08
   days on market $237,990 Active 51 DOM
9. 2026-06-07
   days on market $237,990 Active 50 DOM
10. 2026-06-04
    days on market $237,990 Active 47 DOM
11. 2026-06-03
    days on market $237,990 Active 46 DOM
12. 2026-06-02
    days on market $237,990 Active 45 DOM
13. 2026-06-01
    days on market $237,990 Active 44 DOM
14. 2026-05-31
    days on market $237,990 Active 43 DOM
15. 2026-04-18
    listed $237,990 Active 350-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,864
• − Mortgage interest: −$13,748
• − Property taxes: −$3,682
• − Insurance: −$1,227
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$7,140
• Taxable loss: −$8,272
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $-1,887/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• Metro: San Antonio-New Braunfels, TX
• 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