7158 Magnolia Crk · San Antonio, TX 78252

$401,990

6 bd · 4.0 ba · 2,526 sqft · MultiFamily · 192 Days on market

◐ Fractional Built 2026 Good condition $159/sqft · 18% below area Est $489k · 18% under $83/mo HOA · 6% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BRAND NEW 2026 DUPLEXES. GATED COMMUNITY. SPECIAL OFFER: ~3.75% interest rate for qualified borrowers ~0% down for VA, 3.5% down for FHA. Live in one unit and rent the other, removing the majority of your mortgage payment while building equity in an Airbnb friendly community! Or rent out both sides for cash flow! Two units per building. Each duplex has either 3 bedrooms/2 baths or 2 bedrooms/2 baths, making this a great investment / house hacking opportunity. A property management company can manage your tenant(s) for 7.5% of rents. Monthly rent of between $1,375 and $1,450 per unit is suggested but not guaranteed. A 1-2-10 warranty included. *Magnolia Village North* is an upscale gated duplex community with two private parks. Included in the HOA fee is front lawn mowing. Never worry about your neighbors failing to maintain their front yards again! Each duplex includes premium vinyl plank floors, stainless steel appliances and much more. Magnolia Village is located just off 1604 West near 90 West, making it a great place to find renters. The area is currently a hot spot for growth, driven to a large extent by the number of major employers within a twenty-minute drive including Joint Base Lackland, USAA, Citibank, American Funds, Valero, UTSA, Six Flags, Marathon Petroleum, Microsoft, and a concentration of data centers nearby Highway 151.

Key facts

• 2 parking spots
• Built 2026
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $402k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative. Per door: $-285/mo.
• To cash-flow at today's rent, offer at most $320k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (27.9% below list).
• Recommended offer: $290k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% 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) — zoned schools at 74% FRL track the district average.
• Market conditions: 671 active listings in the ZIP; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($3k loan paydown + $-7 appreciation (-0.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,000 (27.9% 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 192 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (median comp): $489,393
• List price: $401,990
• Delta: -17.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7604 Magnolia Vlg	0.03mi	6/5.0	3,010 (+19%)	10mo	$505,990	$168	61
10219 Tulipwood Run	0.17mi	6/5.0	3,010 (+19%)	6mo	$508,990	$169	58
7508 Briarwood Pass	0.14mi	6/5.0	3,010 (+19%)	9mo	$502,990	$167	57
10215 Tulipwood Run	0.17mi	6/5.0	3,010 (+19%)	8mo	$505,990	$168	56
7509 Briarwood Pass	0.14mi	6/5.0	3,010 (+19%)	10mo	$504,990	$168	56
7516 Briarwood Pass	0.12mi	6/5.0	3,010 (+19%)	11mo	$499,990	$166	56
7517 Briarwood Pass	0.12mi	6/5.0	3,010 (+19%)	11mo	$499,990	$166	56
10223 Tulipwood Run	0.18mi	6/5.0	3,010 (+19%)	8mo	$510,990	$170	56
7513 Briarwood Pass	0.13mi	6/5.0	3,010 (+19%)	11mo	$502,990	$167	56
7520 Briarwood Pass	0.11mi	6/5.0	3,010 (+19%)	12mo	$497,990	$165	56
10211 Tulipwood Run	0.17mi	6/5.0	3,010 (+19%)	9mo	$507,990	$169	56
10203 Tulipwood Run	0.17mi	6/5.0	3,010 (+19%)	10mo	$510,490	$170	55

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.57×
• Total profit: $-48,006
• Equity at exit: $116,689

10-year hold

• IRR: -3.0%
• Equity multiple: 0.68×
• Total profit: $-35,471
• Equity at exit: $140,237

Cash invested: $112,557 (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: 3 active
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $405,990 ($161/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +20.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78252

• Home prices YoY: -0.0%
• Active inventory: 671
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $2,900 high
• Mortgage (P&I): −$2,108
• Tax est. 1.5%: −$502 /mo · $6,030/yr
• Insurance: −$167
• HOA: −$83
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-570

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,900
Total (2 units)			$2,900

Break-even live

Break-even rent $3,622

Max offer price $319,501

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-431	+0% $-570	+5% $-709	+10% $-848
Rent	-10% $-799	-5% $-685	+0% $-570	+5% $-456	+10% $-341
Rate	-1.0pp $-368	-0.5pp $-468	base $-570	+0.5pp $-674	+1.0pp $-780

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: $100,498
• Closing costs: $12,060
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7545 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	69d	1	0.00mi
7545 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	93d	1	0.00mi
7153 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	67d	1	0.02mi
7149 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,395	$1.10	53d	1	0.02mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	16d	1	0.02mi
7158 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	93d	1	0.02mi
7158 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	93d	1	0.02mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	46d	1	0.02mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	73d	1	0.02mi
7162 Magnolia Pass San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	73d	1	0.02mi
7131 Magnolia Pass San Antonio, TX	2.0	2.0	1200	$1,500	$1.25	38d	1	0.02mi
7153 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	67d	1	0.02mi
7548 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,495	$0.99	27d	1	0.02mi
7560 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	93d	1	0.02mi
7561 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,700	$1.13	93d	1	0.03mi
7621 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	93d	1	0.03mi
7540 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,850	$1.23	93d	1	0.05mi
7520 Magnolia Vlg Unit 101 San Antonio, TX	3.0	2.5	1505	$1,595	$1.06	13d	1	0.08mi
7620 Magnolia Vlg Unit 102 San Antonio, TX	3.0	2.5	1505	$1,800	$1.20	93d	1	0.08mi
7524 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$3,300	$2.19	60d	1	0.08mi
7707 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,500	$1.00	61d	1	0.09mi
7636 Magnolia Vlg San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	13d	1	0.11mi
7122 Magnolia Pass San Antonio, TX	2.0	2.0	1100	$1,600	$1.45	53d	1	0.12mi
10216 Eaglewood Nook San Antonio, TX	3.0	2.5	1513	$1,800	$1.19	26d	1	0.14mi
10207 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	93d	1	0.14mi
10207 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,650	$1.10	93d	1	0.14mi
10203 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,800	$1.20	38d	1	0.14mi
10211 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1513	$1,574	$1.04	53d	1	0.15mi
10211 Tulipwood Run Unit 101 San Antonio, TX	3.0	2.5	1513	$1,599	$1.06	93d	1	0.15mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1513	$1,690	$1.12	65d	1	0.15mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1263	$1,690	$1.34	13d	1	0.15mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1263	$1,690	$1.34	9d	1	0.15mi
8027 Nube Medina San Antonio, TX	3.0	2.0	1300	$1,495	$1.15	27d	1	0.22mi
8027 Nube Medina San Antonio, TX	3.0	2.0	1300	$1,495	$1.15	18d	1	0.22mi
10318 Pinkston San Antonio, TX	3.0	2.0	1687	$1,850	$1.10	73d	1	0.23mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	67d	1	0.29mi
7162 Magnolia Pass Unit 101 San Antonio, TX	2.0	2.0	1109	$1,300	$1.17	11d	1	0.29mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	35d	1	0.29mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	21d	1	0.29mi
7649 Toledo Bnd San Antonio, TX	3.0	2.0	1682	$1,799	$1.07	52d	1	0.30mi

HOA detail $83/mo · $996/yr

• Likely covers: security

Listing history 3 events

1. 2026-05-31
   days on market $401,990 Active 192 DOM
2. 2025-12-10
   price $401,990 1364-char remark

   Show marketing remark (1364 chars)

   BRAND NEW 2026 DUPLEXES. GATED COMMUNITY. SPECIAL OFFER: ~3.75% interest rate for qualified borrowers ~0% down for VA, 3.5% down for FHA. Live in one unit and rent the other, removing the majority of your mortgage payment while building equity in an Airbnb friendly community! Or rent out both sides for cash flow! Two units per building. Each duplex has either 3 bedrooms/2 baths or 2 bedrooms/2 baths, making this a great investment / house hacking opportunity. A property management company can manage your tenant(s) for 7.5% of rents. Monthly rent of between $1,375 and $1,450 per unit is suggested but not guaranteed. A 1-2-10 warranty included. *Magnolia Village North* is an upscale gated duplex community with two private parks. Included in the HOA fee is front lawn mowing. Never worry about your neighbors failing to maintain their front yards again! Each duplex includes premium vinyl plank floors, stainless steel appliances and much more. Magnolia Village is located just off 1604 West near 90 West, making it a great place to find renters. The area is currently a hot spot for growth, driven to a large extent by the number of major employers within a twenty-minute drive including Joint Base Lackland, USAA, Citibank, American Funds, Valero, UTSA, Six Flags, Marathon Petroleum, Microsoft, and a concentration of data centers nearby Highway 151.

3. 2025-11-20
   listed $399,990 New 1364-char remark

   Show marketing remark (1364 chars)

   BRAND NEW 2026 DUPLEXES. GATED COMMUNITY. SPECIAL OFFER: ~3.75% interest rate for qualified borrowers ~0% down for VA, 3.5% down for FHA. Live in one unit and rent the other, removing the majority of your mortgage payment while building equity in an Airbnb friendly community! Or rent out both sides for cash flow! Two units per building. Each duplex has either 3 bedrooms/2 baths or 2 bedrooms/2 baths, making this a great investment / house hacking opportunity. A property management company can manage your tenant(s) for 7.5% of rents. Monthly rent of between $1,375 and $1,450 per unit is suggested but not guaranteed. A 1-2-10 warranty included. *Magnolia Village North* is an upscale gated duplex community with two private parks. Included in the HOA fee is front lawn mowing. Never worry about your neighbors failing to maintain their front yards again! Each duplex includes premium vinyl plank floors, stainless steel appliances and much more. Magnolia Village is located just off 1604 West near 90 West, making it a great place to find renters. The area is currently a hot spot for growth, driven to a large extent by the number of major employers within a twenty-minute drive including Joint Base Lackland, USAA, Citibank, American Funds, Valero, UTSA, Six Flags, Marathon Petroleum, Microsoft, and a concentration of data centers nearby Highway 151.

ⓘ 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: $34,800
• − Mortgage interest: −$22,518
• − Property taxes: −$6,030
• − Insurance: −$2,010
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$996
• − Depreciation: −$11,694
• Taxable loss: −$14,016
• Est. tax savings @ 24.0%: +$3,364
• After-tax cash flow: $-3,477/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 None rehab

This newly constructed two-unit duplex is in excellent condition with modern finishes and a great location. It's move-in ready and offers a great investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can make a home more appealing ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value ↑

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Southwest El F TX #1,946/4,322 Nat'l #22,764/41,679 Middle Ronald E Mcnair Middle F TX #1,103/1,662 Nat'l #9,290/14,009 High Southwest H S F TX #1,170/1,632 Nat'l #11,740/17,239

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

A Composite livability gradescore 80/100

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

• County: Bexar County · 2,336,851 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 1%

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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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+0.5% since first listed

2 events — show timeline

• 2025-12-10 Price Changed $401,990 LERA
• 2025-11-20 Listed $399,990 LERA