6622 Fiore Gdn · Elmendorf, TX 78112

$188,999

4 bd · 2.0 ba · 1,692 sqft · SingleFamily · 105 Days on market

Built 2026 Excellent condition 4,791 sqft lot 2-car garage $112/sqft · at area comps Est $197k · at est. $106/mo HOA · 7% of rent ↓ 8% since listing

---

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).

• ARV discount +9.4/15.0
• Cash flow +9.1/30.0
• Condition / age +5.0/5.0
• Appreciation +4.9/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks

The Tilley - This new two-story home features a comfortable first-level owner's suite, complete with a full bathroom and walk-in closet to create a luxurious retreat. A nearby open-concept layout provides simple transitions and multitasking. Three additional bedrooms can be found on the second floor next to a versatile and inviting loft area. Estimated Completion June 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
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.2% below list).
• Recommended offer: $160k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Elmendorf — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 35% 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 $994 of equity ($1k loan paydown + $-312 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

• It's been on market 105 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,226 (15.2% 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 105 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
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: 0.85% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (median comp): $197,499
• List price: $188,999
• Delta: -4.30%
• 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
6622 Fiore Gdn	0.00mi	4/2.0	1,692 (0%)	0mo	$188,999	$112	100
6610 Fiore Gdn	0.02mi	4/2.0	1,692 (0%)	1mo	$198,999	$118	98
6618 Coquina Cv	0.17mi	3/2.0 (-1)	1,692 (0%)	1mo	$130,999	$77	87
15010 Mudstone Pl	0.31mi	4/2.0	1,692 (0%)	0mo	$184,499	$109	86
14804 Granite Gdn	0.10mi	3/2.0 (-1)	1,634 (-3%)	0mo	$221,999	$136	84
14844 Quartz Cv	0.17mi	3/2.0 (-1)	1,650 (-2%)	1mo	$211,999	$128	82
14912 Granite Gdn	0.15mi	3/2.0 (-1)	1,634 (-3%)	1mo	$219,999	$135	81
14852 Quartz Cv	0.16mi	4/3.0	1,795 (+6%)	1mo	$221,999	$124	78
6618 Fiore Gdn	0.01mi	4/2.5	1,897 (+12%)	1mo	$203,999	$108	76
6804 Marble Rdg	0.25mi	4/2.5	1,535 (-9%)	1mo	$149,999	$98	70
14908 Granite Gdn	0.14mi	3/2.0 (-1)	1,904 (+12%)	1mo	$231,999	$122	66
14849 Quartz Cv	0.19mi	3/2.0 (-1)	1,904 (+12%)	0mo	$232,999	$122	65

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: -6.6%
• Equity multiple: 0.69×
• Total profit: $-16,223
• Equity at exit: $53,324

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-2,610
• Equity at exit: $62,869

Cash invested: $52,920 (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: 51 active · 59 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $196,249 ($119/sqft)
• Median days on market: 72 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -2.0% 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: 9.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$106
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-146

Break-even live

Break-even rent $1,788

Max offer price $167,823

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-81	+0% $-146	+5% $-212	+10% $-277
Rent	-10% $-273	-5% $-210	+0% $-146	+5% $-83	+10% $-20
Rate	-1.0pp $-51	-0.5pp $-98	base $-146	+0.5pp $-195	+1.0pp $-245

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: $47,250
• Closing costs: $5,670
• 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	10d	1	0.05mi
15106 Azzurro Stone Elmendorf, TX	4.0	2.0	1575	$1,451	$0.92	17d	1	0.08mi
6914 Dorato Rdg San Antonio, TX	4.0	2.5	1802	$1,625	$0.90	9d	1	0.32mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	59d	1	0.33mi
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,550	$0.79	34d	1	0.34mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	62d	1	0.36mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	9d	1	0.40mi
6964 Calcite Trl Elmendorf, TX	3.0	1.5	1440	$1,650	$1.15	9d	1	0.42mi
14911 Rhyolite Way Elmendorf, TX	3.0	2.0	1684	$1,595	$0.95	24d	1	0.45mi
14662 Stirrup Trce Elmendorf, TX	4.0	2.0	1696	$1,690	$1.00	9d	1	1.08mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	36d	1	1.08mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	64d	1	1.08mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	27d	1	1.19mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	9d	1	1.20mi

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance resource available
• HOA & community: Mandatory HOAQuarterly HOA feeAssociation transfer fee applicable

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer system (SAWS)Gas supplied by CentricElectricity supplied by CPSGarbage service by Frontier
• Home design: New construction by Lennar
• Construction: Brick and cement fiber exteriorSlab foundationComposition roofApproximate age: New
• Exterior features: Subdivision: STONE GARDENCommunity amenities include pool and clubhouse

Interior

• Kitchen: Stove/RangeDishwasher10 x 11 kitchen
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bathBedroom sizes: Primary 11 x 12; Bedroom 2 10 x 11; Bedroom 3 11 x 10; Bedroom 4 10 x 10
• Flooring: CarpetingVinyl flooring
• Bathrooms: Two full bathroomsPrimary bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor plan with two living areasBreakfast barUtility room insideLaundry room on main levelWalk-in closetsLoft (2nd level)
• Laundry & utility: Washer connectionDryer connectionLaundry room on main level

Listing history 48 events

1. 2026-07-31
   days on market $188,999 Active 105 DOM
2. 2026-07-30
   days on market $188,999 Active 103 DOM
3. 2026-07-28
   days on market $188,999 Active 102 DOM
4. 2026-07-26
   days on market $188,999 Active 100 DOM
5. 2026-07-24
   days on market $188,999 Active 98 DOM
6. 2026-07-23
   days on market $188,999 Active 97 DOM
7. 2026-07-22
   days on market $188,999 Active 96 DOM
8. 2026-07-21
   days on market $188,999 Active 95 DOM
9. 2026-07-20
   days on market $188,999 Active 94 DOM
10. 2026-07-18
    days on market $188,999 Active 92 DOM
11. 2026-07-18
    days on market $188,999 Active 91 DOM
12. 2026-07-16
    days on market $188,999 Active 90 DOM
13. 2026-07-15
    days on market $188,999 Active 89 DOM
14. 2026-07-14
    days on market $188,999 Active 88 DOM
15. 2026-07-13
    days on market $188,999 Active 87 DOM
16. 2026-07-13
    days on market $188,999 Active 86 DOM
17. 2026-07-11
    days on market $188,999 Active 85 DOM
18. 2026-07-10
    days on market $188,999 Active 84 DOM
19. 2026-07-09
    days on market $188,999 Active 83 DOM
20. 2026-07-07
    days on market $188,999 Active 81 DOM
21. 2026-07-06
    days on market $188,999 Active 80 DOM
22. 2026-07-05
    days on market $188,999 Active 79 DOM
23. 2026-07-03
    days on market $188,999 Active 77 DOM
24. 2026-07-02
    days on market $188,999 Active 76 DOM
25. 2026-07-01
    days on market $188,999 Active 75 DOM
26. 2026-06-30
    days on market $188,999 Active 74 DOM
27. 2026-06-29
    days on market $188,999 Active 73 DOM
28. 2026-06-28
    days on market $188,999 Active 72 DOM
29. 2026-06-27
    days on market $188,999 Active 71 DOM
30. 2026-06-26
    days on market $188,999 Active 70 DOM
31. 2026-06-24
    days on market $188,999 Active 68 DOM
32. 2026-06-22
    days on market $188,999 Active 66 DOM
33. 2026-06-21
    days on market $188,999 Active 65 DOM
34. 2026-06-18
    days on market $188,999 Active 62 DOM
35. 2026-06-17
    days on market $188,999 Active 61 DOM
36. 2026-06-16
    days on market $188,999 Active 60 DOM
37. 2026-06-15
    days on market $188,999 Active 59 DOM
38. 2026-06-13
    days on market $188,999 Active 57 DOM
39. 2026-06-09
    days on market $188,999 Active 53 DOM
40. 2026-06-08
    days on market $188,999 Active 52 DOM
41. 2026-06-07
    days on market $188,999 Active 51 DOM
42. 2026-06-04
    days on market $188,999 Active 48 DOM
43. 2026-06-03
    days on market $188,999 Active 47 DOM
44. 2026-06-02
    days on market $188,999 Active 46 DOM
45. 2026-06-01
    days on market $188,999 Active 45 DOM
46. 2026-05-31
    days on market $188,999 Active 44 DOM
47. 2026-04-24
    price $188,999 532-char remark
48. 2026-04-17
    listed $204,999 New 532-char remark

ⓘ 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: $19,227
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − HOA: −$1,272
• − Depreciation: −$5,498
• Taxable loss: −$4,986
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-559/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 · 6 photos

Excellent 100/100 None rehab

This new two-story home is move-in ready with a luxurious first-level owner's suite and an open-concept layout. The pristine condition and excellent curb appeal make it an ideal investment.

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

---

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

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance resource available
• HOA & community: Mandatory HOAQuarterly HOA feeAssociation transfer fee applicable

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer system (SAWS)Gas supplied by CentricElectricity supplied by CPSGarbage service by Frontier
• Home design: New construction by Lennar
• Construction: Brick and cement fiber exteriorSlab foundationComposition roofApproximate age: New
• Exterior features: Subdivision: STONE GARDENCommunity amenities include pool and clubhouse

Interior

• Kitchen: Stove/RangeDishwasher10 x 11 kitchen
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bathBedroom sizes: Primary 11 x 12; Bedroom 2 10 x 11; Bedroom 3 11 x 10; Bedroom 4 10 x 10
• Flooring: CarpetingVinyl flooring
• Bathrooms: Two full bathroomsPrimary bath with shower only and single vanity
• Heating & cooling: Central heatingElectric and natural gas heatCentral air conditioning
• Interior features: Open floor plan with two living areasBreakfast barUtility room insideLaundry room on main levelWalk-in closetsLoft (2nd level)
• Laundry & utility: Washer connectionDryer connectionLaundry room on main level

Price history

-7.8% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $188,999 LERA
• 2026-04-17 Listed $204,999 LERA