20658 Andalusite Way · San Antonio, TX 78264

$178,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 120 Days on market

Built 2026 Good condition 4,791 sqft lot $117/sqft · at area comps Est $183k · at est. $25/mo HOA · 2% of rent

---

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 +8.6/30.0
• ARV discount +8.5/15.0
• Appreciation +7.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.8/10.0

Listing remarks MLS

The Cibola - The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort. Estimated Completion May 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

• 4,791 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (21.6% below list).
• Recommended offer: $140k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 485 students, 90% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 359 active listings in the ZIP; 17 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).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,263 (21.6% 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. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.69%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (median comp): $182,931
• List price: $178,999
• Delta: -2.15%
• 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
20622 Andalusite Way	0.05mi	4/2.5	1,535 (0%)	2mo	$179,999	$117	96
20572 Andalusite Way	0.16mi	4/2.5	1,535 (0%)	1mo	$159,999	$104	92
20536 Andalusite Way	0.16mi	4/2.5	1,535 (0%)	1mo	$159,999	$104	92
20560 Andalusite Way	0.16mi	4/2.5	1,535 (0%)	2mo	$159,999	$104	91
2722 Jasper Stone	0.16mi	4/2.0	1,500 (-2%)	0mo	$150,999	$101	86
2702 Jasper Stone	0.19mi	4/2.0	1,500 (-2%)	2mo	$166,999	$111	84
20626 Andalusite Way	0.05mi	3/2.5 (-1)	1,360 (-11%)	0mo	$146,999	$108	74
2878 Red Diamond	0.19mi	4/2.5	1,692 (+10%)	1mo	$185,999	$110	73
20614 Andalusite Way	0.06mi	3/2.5 (-1)	1,360 (-11%)	2mo	$148,999	$110	72
2717 Morganite Ring	0.18mi	3/2.0 (-1)	1,411 (-8%)	1mo	$177,999	$126	70
2721 Morganite Ring	0.18mi	3/2.0 (-1)	1,402 (-9%)	1mo	$181,999	$130	69
2706 Jasper Stone	0.19mi	3/2.0 (-1)	1,380 (-10%)	1mo	$141,999	$103	67

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.42×
• Total profit: $20,909
• Equity at exit: $90,181

10-year hold

• IRR: 9.3%
• Equity multiple: 2.54×
• Total profit: $77,432
• Equity at exit: $147,043

Cash invested: $50,120 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 359
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$25
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-154

Break-even live

Break-even rent $1,597

Max offer price $156,723

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-92	+0% $-154	+5% $-216	+10% $-278
Rent	-10% $-265	-5% $-209	+0% $-154	+5% $-99	+10% $-43
Rate	-1.0pp $-64	-0.5pp $-108	base $-154	+0.5pp $-200	+1.0pp $-248

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	23d	1	0.03mi
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,400	$0.91	0d	1	0.06mi
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	6d	1	0.07mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.09mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	25d	1	0.11mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	4d	1	0.13mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	45d	1	0.13mi
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	19d	1	0.18mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	0d	1	0.26mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	18d	1	0.26mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	45d	1	0.26mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	25d	1	0.30mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	45d	1	0.50mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	25d	1	0.55mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	4d	1	0.55mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	45d	1	0.93mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	5d	1	1.21mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 16 events

1. 2026-06-18
   status $178,999 Pending 120 DOM
2. 2026-06-18
   days on market $178,999 Price Change 120 DOM
3. 2026-06-17
   days on market $178,999 Price Change 119 DOM
4. 2026-06-16
   days on market $178,999 Price Change 118 DOM
5. 2026-06-15
   days on market $178,999 Price Change 117 DOM
6. 2026-06-13
   days on market $178,999 Price Change 115 DOM
7. 2026-06-13
   days on market $178,999 Price Change 114 DOM
8. 2026-06-09
   pricedays on market $178,999 Price Change 111 DOM
9. 2026-06-08
   days on market $180,999 Price Change 110 DOM
10. 2026-06-07
    days on market $180,999 Price Change 109 DOM
11. 2026-06-04
    pricestatusdays on market $180,999 Price Change 106 DOM
12. 2026-06-03
    days on market $182,999 Active 105 DOM
13. 2026-06-02
    days on market $182,999 Active 104 DOM
14. 2026-06-01
    days on market $182,999 Active 103 DOM
15. 2026-05-31
    days on market $182,999 Active 102 DOM
16. 2026-02-18
    listed $182,999 New 532-char remark

    Show marketing remark (532 chars)

    The Cibola - The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort. Estimated Completion May 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.

ⓘ 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: $16,832
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$300
• − Depreciation: −$5,207
• Taxable loss: −$4,975
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $-653/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

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a modern design and well-maintained features. It is ready for move-in and would benefit from a fresh coat of paint on the exterior and new carpet in the bedrooms to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace the carpet in the bedrooms — New carpet can improve tenant satisfaction and reduce maintenance costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the carpet in the bedrooms — New carpet can improve tenant satisfaction and reduce maintenance costs. ↑

ⓘ 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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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

Price history

1 event — show timeline

• 2026-02-18 Listed $182,999 LERA