11555 LOT 14 Culebra · San Antonio, TX 78253

$60,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily · 15 Days on market

Built 2010 Good condition $825/mo HOA · 48% of rent

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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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Location, location location! Come out to discover this great home is located on the vibrant NW side of San Antonio. This open concept home, made in 2010,by CMH Manufacturing Inc. is great for entertaining. The Home does have a 2-car parking pad. The Alamo Ranch area has lots of restaurants, shopping, entertainment, and much more. Just down the road from Taft high school. Enjoy access to the great amenities like the Pool, Park and more. Every person over 18 needs to go through a background check, have a valid I. D and social security number in order to live in this neighborhood. an 8x10 storage unit included in price.

Key facts

• Open concept
• Access to amenities
• Pool

Tags

• OPEN CONCEPT
• ACCESS TO AMENITIES
• POOL
• PARK

Property features AI

Finance

• Other: Subdivision: Stonebridge
• Financial info: Not a down payment resource participant
• HOA & community: Mandatory HOA; HOA dues $825 monthly; Association transfer fee $100

Exterior

• Utilities: Public water system; Public sewer system
• Home design: Pre-owned property; Approximate age: 16 years
• Construction: Composition roof; Other foundation (see remarks)
• Exterior features: Community pool; Clubhouse; Park/playground; Siding exterior

Interior

• Kitchen: Kitchen (13 x 12); Microwave
• Bedrooms: Master bedroom on lower level (14 x 13); Bedroom 2 (12 x 11); Bedroom 3 (13 x 11)
• Flooring: Linoleum flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only (5 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; All window coverings remain; 1 living area

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$194,480) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools C-, crime F.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.1%/yr); 697 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 2.87% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $194,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 W Myrtle	0.19mi	2/2.0 (-1)	1,080 (-6%)	1mo	$199,999	$185	76
117 Nesbit	0.27mi	3/2.0	1,043 (-9%)	1mo	$150,000	$144	72
2213 N Flores	0.35mi	3/2.0	1,195 (+4%)	10mo	$149,900	$125	68
823 W French	0.50mi	3/1.0	1,226 (+7%)	12mo	$150,000	$122	51
1129 N Smith St	0.49mi	3/1.0	1,036 (-9%)	10mo	$170,000	$164	49
520 Cincinnati	0.74mi	3/2.0	1,216 (+6%)	12mo	$244,999	$201	44
113 Yale Ave	0.45mi	3/2.0	1,314 (+15%)	13mo	$334,000	$254	43
115 Harvard Ter	0.75mi	2/1.0 (-1)	1,106 (-3%)	12mo	$179,000	$162	40
310 W Evergreen St #125	0.51mi	2/2.0 (-1)	1,268 (+11%)	23mo	$375,000	$296	34
711 Ruiz St	0.71mi	2/1.0 (-1)	1,057 (-8%)	16mo	$179,900	$170	32
426 Cincinnati Ave	0.64mi	2/1.0 (-1)	1,050 (-8%)	19mo	$103,000	$98	32
623 Ogden St	0.73mi	2/1.5 (-1)	1,024 (-10%)	20mo	$268,000	$262	25

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.61×
• Total profit: $-6,562
• Equity at exit: $8,946

10-year hold

• IRR: -31.0%
• Equity multiple: 0.22×
• Total profit: $-13,167
• Equity at exit: $5,188

Cash invested: $16,800 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 697
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$825
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $120

Break-even live

Break-even rent $1,569

Max offer price $60,000

Occupancy floor 88%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	43d	1	0.10mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	43d	1	0.22mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	16d	1	0.34mi
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	23d	1	0.35mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	23d	1	0.35mi
125 Hess St Unit 202 San Antonio, TX	2.0	1.0	800	$1,600	$2.00	43d	1	0.39mi
310 W Evergreen St #114 San Antonio, TX	3.0	2.5	1321	$2,000	$1.51	23d	1	0.48mi
408 Lewis St San Antonio, TX	2.0	2.5	1467	$2,500	$1.70	23d	1	0.52mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	43d	1	0.59mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	4d	1	0.61mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	1d	15	0.64mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	906	$2,150	$2.37	2d	12	0.64mi
1415 N Main Ave San Antonio, TX	1.0–3.0	1.0–3.0	980	$2,715	$2.77	10d	15	0.64mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	818	$2,150	$2.63	1d	35	0.64mi
521 W Craig Pl Unit 2 San Antonio, TX	2.0	1.0	848	$1,450	$1.71	21d	1	0.66mi
126 E Myrtle St San Antonio, TX	2.0	2.5	1218	$1,900	$1.56	3d	1	0.70mi
111 E Park Ave San Antonio, TX	1.0–2.0	1.0	789	$999	$1.27	14d	7	0.70mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	43d	1	0.73mi
1311 W French Pl San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	23d	1	0.74mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	10d	1	0.75mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	2d	1	0.75mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	17d	1	0.75mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	17d	1	0.75mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	43d	1	0.76mi
913 Ogden St San Antonio, TX	2.0	2.5	1349	$1,900	$1.41	20d	1	0.76mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	43d	1	0.78mi
810 W Magnolia Ave Unit 2 San Antonio, TX	2.0	1.0	1104	$999	$0.90	43d	1	0.80mi
311 E Evergreen St San Antonio, TX	3.0	2.5	1382	$2,295	$1.66	43d	1	0.82mi
411 W Mistletoe Ave San Antonio, TX	2.0	1.0	1226	$1,650	$1.35	43d	1	0.82mi
1016 Blanco Rd Apt 104 San Antonio, TX	2.0	1.0	814	$895	$1.10	23d	1	0.87mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	23d	1	0.90mi
141 W Woodlawn Ave Unit 1 San Antonio, TX	3.0	1.0	1260	$1,850	$1.47	23d	1	0.92mi
118 E Craig Pl Unit 2 San Antonio, TX	2.0	1.0	1258	$1,699	$1.35	43d	1	0.94mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	1d	14	0.94mi
1138 W Magnolia Ave San Antonio, TX	2.0	1.0	1430	$1,650	$1.15	1d	1	0.95mi
901 Ripley Ave San Antonio, TX	3.0	2.0	1230	$1,600	$1.30	43d	1	0.95mi
1910 Howard St Unit 12 San Antonio, TX	2.0	1.0	857	$995	$1.16	43d	1	1.02mi
723 E Euclid Ave San Antonio, TX	3.0	1.0	1265	$1,297	$1.03	2d	1	1.04mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	43d	1	1.05mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	21d	1	1.05mi

HOA detail

• Monthly dues: $825 · $9,900/yr
• Likely covers: poolsecurity

Listing history 11 events

1. 2026-06-18
   days on market $60,000 Active 15 DOM
2. 2026-06-17
   days on market $60,000 Active 14 DOM
3. 2026-06-16
   days on market $60,000 Active 13 DOM
4. 2026-06-15
   statusdays on market $60,000 Active 12 DOM
5. 2026-06-13
   remarks 624-char remark
6. 2026-06-13
   days on market $60,000 New 10 DOM
7. 2026-06-10
   remarks 600-char remark
8. 2026-06-09
   days on market $60,000 New 6 DOM
9. 2026-06-08
   days on market $60,000 New 5 DOM
10. 2026-06-08
    remarks 544-char remark
11. 2026-06-08
    listed $60,000 New 4 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: $20,660
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − HOA: −$9,900
• − Depreciation: −$1,745
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $1,170/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 · 10 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in a desirable location offers a good investment opportunity with minimal needed repairs and updates.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace old appliances — Modernizes the kitchen and appeals to buyers
• Both Install smart home features — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace old appliances — Modernizes the kitchen and appeals to buyers ↑
• Both Install smart home features — Improves convenience and adds 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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

Price history

1 event — show timeline

• 2026-06-03 Listed $60,000 LERA