6536 Dacite Pl · San Antonio, TX 78112

$205,999

3 bd · 2.0 ba · 1,502 sqft · SingleFamily · 11 Days on market

Built 2026 Good condition Est $180k · 14% over

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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 +10.7/30.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.1/15.0

Listing remarks

This new home offers a modern and low-maintenance design. An open-concept floorplan with convenient access to a covered patio provides seamless entertaining and multitasking. All three bedrooms are tucked away to the side of the home for improved comfort and convenience, including the luxurious owner's suite with a spa-inspired bathroom and walk-in closet.

Key facts

• Walk-in closet
• Covered patio
• Owner's suite

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $205,999

Exterior

• Parking: 2-car garage (total 2 parking spaces)
• Home design: Single-family home, Aruba plan; Active listing
• Exterior features: Address: 6536 Dacite Pl, Elmendorf, TX 78112

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Aruba plan); Living area approximately 1502

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (18.6% below list).
• Recommended offer: $168k (18.6% 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 7d 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 + $-340 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,753 (18.6% 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: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $180,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14805 Mudstone Pl	0.11mi	4/2.0 (+1)	1,483 (-1%)	1mo	$177,999	$120	87
14809 Granite Gdn	0.03mi	3/2.0	1,650 (+10%)	1mo	$221,999	$135	81
15103 Azzurro Stone	0.31mi	4/2.0 (+1)	1,483 (-1%)	1mo	$177,999	$120	78
15106 Azzurro Stone	0.19mi	4/2.0 (+1)	1,575 (+5%)	1mo	$196,999	$125	77
6630 Fiore Gdn	0.16mi	3/2.0	1,354 (-10%)	1mo	$188,999	$140	76
15028 Azzurro Stone	0.19mi	4/2.0 (+1)	1,600 (+6%)	0mo	$197,999	$124	75
6729 Marble Rdg	0.21mi	3/2.5	1,360 (-10%)	0mo	$140,999	$104	72
6808 Marble Rdg	0.26mi	3/2.5	1,360 (-10%)	1mo	$143,999	$106	69
6844 Marble Rdg	0.27mi	3/2.5	1,360 (-10%)	0mo	$139,999	$103	69
6820 Marble Rdg	0.26mi	3/2.5	1,360 (-10%)	2mo	$146,999	$108	68
15111 Azzurro Stone	0.31mi	4/2.0 (+1)	1,692 (+13%)	1mo	$195,999	$116	59
15027 Azzurro Stone	0.31mi	4/2.0 (+1)	1,692 (+13%)	2mo	$180,999	$107	58

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: -5.2%
• Equity multiple: 0.76×
• Total profit: $-13,860
• Equity at exit: $58,120

10-year hold

• IRR: 0.9%
• Equity multiple: 1.09×
• Total profit: $5,205
• Equity at exit: $68,523

Cash invested: $57,680 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$257 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-98

Break-even live

Break-even rent $1,802

Max offer price $191,766

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-27	+0% $-98	+5% $-170	+10% $-241
Rent	-10% $-231	-5% $-165	+0% $-98	+5% $-32	+10% $34
Rate	-1.0pp $5	-0.5pp $-46	base $-98	+0.5pp $-152	+1.0pp $-206

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: $51,500
• Closing costs: $6,180
• 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	0.41mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	12d	1	0.41mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	14d	1	0.41mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	0d	1	0.46mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	0d	1	1.13mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	17d	1	1.13mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	0d	1	1.24mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	0d	1	1.26mi

Listing history 7 events

1. 2026-06-21
   days on market $205,999 Active 11 DOM
2. 2026-06-18
   days on market $205,999 Active 8 DOM
3. 2026-06-17
   days on market $205,999 Active 7 DOM
4. 2026-06-16
   days on market $205,999 Active 6 DOM
5. 2026-06-15
   days on market $205,999 Active 5 DOM
6. 2026-06-13
   remarks 358-char remark
7. 2026-06-13
   listed $205,999 Active 3 DOM

ⓘ 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 5 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,130
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,993
• Taxable loss: −$4,742
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $-42/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 · 13 photos

Good 80/100 None rehab

This modern single-family home offers a good condition with a good condition score of 80. It is move-in ready with a good roof, exterior, and interior condition. The home has a good foundation and structure, and the HVAC system appears to be in good condition. The home has a good curb appeal with a well-maintained lawn and landscaping. The kitchen and bathrooms are modern and well-maintained. The home has a good condition score of 80 and is in good condition. The home is move-in ready with a good roof, exterior, and interior condition. The home has a good foundation and structure, and the HVAC system appears to be in good condition. The home has a good curb appeal with a well-maintained lawn and landscaping. The home has a good condition score of 80 and is in good condition.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Updating the kitchen backsplash — Modernizes the kitchen and can increase both resale and rental value
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Updating the kitchen backsplash — Modernizes the kitchen and can increase both resale and rental value ↑
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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