5315 Fannin Crane · Castroville, TX 78245

$272,950

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 28 Days on market

Built 2026 5,227 sqft lot $144/sqft · 14% below area Est $318k · 14% under $72/mo HOA · 3% 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 +13.9/15.0
• Cash flow +8.1/30.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Franklin plan is one of our two-story homes featured in Stonehill in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Gourmet kitchen
• Walk-in shower
• Grand walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• WALK-IN SHOWER
• GRAND WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $273k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (21.6% below list).
• Recommended offer: $214k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.7% in Castroville — 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 73/100 on livability (#212 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 6 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 $2k of loan paydown is wiped out by about $8k 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 28 days — a 2% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $214,042 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $318,225
• List price: $272,950
• Delta: -14.23%
• 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
5707 Bailey Downs	0.43mi	5/2.5	1,892 (0%)	3mo	$270,950	$143	78
5721 Bailey Downs	0.45mi	5/2.5	1,892 (0%)	2mo	$270,950	$143	77
14731 Armstrong Fld	0.49mi	5/2.5	1,892 (0%)	1mo	$272,295	$144	76
5733 Bailey Downs	0.47mi	5/2.5	1,892 (0%)	2mo	$273,950	$145	76
14719 Armstrong Fld	0.50mi	5/2.5	1,892 (0%)	2mo	$270,950	$143	75
5312 Hartley Home	0.21mi	4/2.5 (-1)	2,042 (+8%)	1mo	$315,950	$155	71
14716 Crosby Rusk	0.43mi	4/2.0 (-1)	1,901 (+0%)	2mo	$339,500	$179	70
14747 Childress Fls	0.58mi	5/2.5	1,892 (0%)	4mo	$272,295	$144	70
14739 Childress Fls	0.58mi	5/2.5	1,892 (0%)	4mo	$269,295	$142	70
5910 Hartley Home	0.60mi	4/2.5 (-1)	1,952 (+3%)	2mo	$305,595	$157	60
14703 Donley Run	0.33mi	4/2.0 (-1)	1,703 (-10%)	3mo	$316,950	$186	58
14708 Crosby Rusk	0.44mi	4/2.0 (-1)	1,703 (-10%)	2mo	$317,950	$187	54

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-67,454
• Equity at exit: $40,698

10-year hold

• IRR: -40.5%
• Equity multiple: -0.37×
• Total profit: $-104,596
• Equity at exit: $23,600

Cash invested: $76,426 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,094/yr
• Insurance: −$114
• HOA: −$72
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-267

Break-even live

Break-even rent $2,479

Max offer price $234,262

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-173	+0% $-267	+5% $-362	+10% $-456
Rent	-10% $-436	-5% $-352	+0% $-267	+5% $-183	+10% $-98
Rate	-1.0pp $-130	-0.5pp $-198	base $-267	+0.5pp $-338	+1.0pp $-410

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: $68,238
• Closing costs: $8,188
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5721 Bailey Downs San Antonio, TX	5.0	2.5	1895	$1,900	$1.00	24d	1	0.42mi
5923 Hartley Home San Antonio, TX	5.0	3.5	2492	$2,400	$0.96	22d	1	0.60mi
3651 Millbrook Way San Antonio, TX	4.0	2.0	1500	$1,500	$1.00	24d	1	1.27mi
14739 Sycamore Xing San Antonio, TX	4.0	2.0	1734	$2,300	$1.33	5d	1	1.29mi
14103 Chemtou Trl San Antonio, TX	4.0	2.0	1606	$2,000	$1.25	24d	1	1.33mi
7063 Sycamore Pass San Antonio, TX	4.0	2.0	1866	$1,950	$1.05	20d	1	1.45mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: security

Listing history 4 events

1. 2026-05-19
   status Pending 1245-char remark

   Show marketing remark (1245 chars)

   The Franklin plan is one of our two-story homes featured in Stonehill in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

2. 2026-05-07
   listed $272,950 Active 1341-char remark

   Show marketing remark (1245 chars)

   The Franklin plan is one of our two-story homes featured in Stonehill in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

3. 2026-05-07
   price $272,950 1245-char remark

   Show marketing remark (1245 chars)

   The Franklin plan is one of our two-story homes featured in Stonehill in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

4. 2026-04-21
   listed $273,295 New 1245-char remark

   Show marketing remark (1245 chars)

   The Franklin plan is one of our two-story homes featured in Stonehill in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

ⓘ 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: $25,685
• − Mortgage interest: −$15,289
• − Property taxes: −$4,094
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$864
• − Depreciation: −$7,940
• Taxable loss: −$7,977
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $-1,294/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.

Schools (NCES district)

• District: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 of 826 in TX

Livability — Castroville

• Score: 73/100
• State rank: #212
• US rank: #5267

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-0.1% since first listed

4 events — show timeline

• 2026-05-19 Pending — LERA
• 2026-05-07 Listed $272,950 Zillow
• 2026-05-07 Price Changed $272,950 LERA
• 2026-04-21 Listed $273,295 LERA