Oakridge Plan · San Antonio, TX 78263

$185,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 457 Days on market

Good condition ↓ 10% since listing

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $185,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $197,368.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (14.4% below list).
• Recommended offer: $159k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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.
• Market conditions: 277 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 457 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,228 (14.4% 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 457 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $197,368
• List price: $185,999
• Delta: -5.76%
• 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
7112 Yellow Sapphire	0.03mi	3/2.0	1,276 (+1%)	1mo	$185,000	$145	96
7204 Yellow Sapphire	0.06mi	3/2.0	1,266 (0%)	7mo	$169,999	$134	92
7312 Green Sapphire	0.10mi	3/2.0	1,266 (0%)	6mo	$221,999	$175	90
7308 Adam Star	0.29mi	3/2.0	1,266 (0%)	7mo	$193,999	$153	81
7378 Orange Sapphire	0.15mi	3/2.0	1,354 (+7%)	2mo	$178,999	$132	80
7363 Orange Sapphire	0.14mi	3/2.0	1,354 (+7%)	4mo	$168,999	$125	79
7710 India Star	0.28mi	3/2.0	1,192 (-6%)	1mo	$134,999	$113	77
7208 Yellow Sapphire	0.06mi	3/2.0	1,402 (+11%)	5mo	$170,799	$122	75
7320 Green Sapphire	0.10mi	3/2.0	1,402 (+11%)	3mo	$181,999	$130	75
7357 Yellow Sapphire	0.11mi	3/2.0	1,402 (+11%)	3mo	$187,999	$134	74
7320 Bismarck Sapphire	0.23mi	3/2.0	1,354 (+7%)	6mo	$177,899	$131	73
7120 Yellow Sapphire	0.05mi	3/2.0	1,450 (+14%)	4mo	$175,000	$121	71

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-38,713
• Equity at exit: $29,428

10-year hold

• IRR: -13.1%
• Equity multiple: 0.23×
• Total profit: $-42,312
• Equity at exit: $17,065

Cash invested: $55,263 (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 78263

• Home prices YoY: -8.1%
• Active inventory: 277
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$1,035
• Tax est. 1.5%: −$247 /mo · $2,961/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-106

Break-even live

Break-even rent $1,727

Max offer price $182,020

Occupancy floor —

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: $49,342
• Closing costs: $5,921
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7316 Green Sapphire San Antonio, TX	4.0	2.0	1600	$1,750	$1.09	21d	1	0.09mi
8511 Opal Pl San Antonio, TX	3.0	2.0	1375	$1,475	$1.07	43d	1	0.21mi
8523 Logan Sapphire San Antonio, TX	4.0	2.0	1483	$1,500	$1.01	43d	1	0.93mi
7306 India Star San Antonio, TX	3.0	2.5	1360	$1,500	$1.10	14d	1	0.93mi
6538 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,295	$1.09	14d	1	1.00mi
6530 Dali Bnd San Antonio, TX	3.0	2.5	1360	$1,550	$1.14	43d	1	1.01mi
6609 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,375	$1.16	43d	1	1.04mi
7649 Barcelo Way San Antonio, TX	4.0	2.5	1535	$1,547	$1.01	43d	1	1.06mi

Listing history 22 events

1. 2026-06-18
   days on market $185,999 Active 457 DOM
2. 2026-06-17
   days on market $185,999 Active 456 DOM
3. 2026-06-16
   days on market $185,999 Active 455 DOM
4. 2026-06-15
   days on market $185,999 Active 454 DOM
5. 2026-06-13
   days on market $185,999 Active 452 DOM
6. 2026-06-09
   days on market $185,999 Active 448 DOM
7. 2026-06-08
   days on market $185,999 Active 447 DOM
8. 2026-06-07
   days on market $185,999 Active 446 DOM
9. 2026-06-04
   days on market $185,999 Active 443 DOM
10. 2026-06-03
    days on market $185,999 Active 442 DOM
11. 2026-06-02
    days on market $185,999 Active 441 DOM
12. 2026-06-01
    days on market $185,999 Active 440 DOM
13. 2026-05-31
    days on market $185,999 Active 439 DOM
14. 2025-12-08
    price $185,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

15. 2025-11-17
    price $187,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

16. 2025-10-23
    price $184,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

17. 2025-09-15
    price $189,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

18. 2025-09-14
    price $194,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

19. 2025-09-01
    price $199,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

20. 2025-08-23
    price $209,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

21. 2025-06-22
    price $215,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

22. 2025-03-19
    listed $206,999 Active 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

ⓘ 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: $19,107
• − Mortgage interest: −$11,056
• − Property taxes: −$2,961
• − Insurance: −$987
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,742
• Taxable loss: −$4,694
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $-146/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

Good 80/100 Cosmetic rehab

This single-family home in San Antonio, TX, is in good condition with a good condition score of 80. It has a modern kitchen, well-maintained bathrooms, and a good exterior. The home is ready for a fresh coat of paint and some minor updates to the flooring and appliances to further enhance its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace flooring — Hardwood flooring can add value and improve the home's aesthetic appeal.
• Resale Update kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace flooring — Hardwood flooring can add value and improve the home's aesthetic appeal. ↑
• Resale Update kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Add smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑

ⓘ 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): 4,514

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 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 43% Two or more races 24% Black 10%
• Hispanic origin (detail): Mexican 35% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 9% Iranian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -28.29%
• Current HPI: 322.4738
• 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

-10.1% since first listed

9 events — show timeline

• 2025-12-08 Price Changed $185,999 Zillow
• 2025-11-17 Price Changed $187,999 Zillow
• 2025-10-23 Price Changed $184,999 Zillow
• 2025-09-15 Price Changed $189,999 Zillow
• 2025-09-14 Price Changed $194,999 Zillow
• 2025-09-01 Price Changed $199,999 Zillow
• 2025-08-23 Price Changed $209,999 Zillow
• 2025-06-22 Price Changed $215,999 Zillow
• 2025-03-19 Listed $206,999 Zillow