Polo Plan · San Antonio, TX 78056

$304,990

3 bd · 2.0 ba · 1,530 sqft · SingleFamily · 16 Days on market

Poor condition

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

The Polo is a one-story home that boasts 1,594 square feet, and features 3 bedrooms, 2 bathrooms, and a 2-car garage.

Key facts

• 2 garage spots
• Listed 15 days

Property features AI

Finance

• Financial info: Active listing with list price available

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named Polo; Plan inventory type
• Exterior features: Plan home located at 170 Stabler Sq, San Antonio area (Mico, TX)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (1,530 total living area)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (5.8% below list).
• Recommended offer: $287k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• 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: 137 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $125 appreciation (0.0% local appreciation)).
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.

Recommended offer $287,259 (5.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $2,004
• Equity at exit: $89,185

10-year hold

• IRR: 6.0%
• Equity multiple: 1.65×
• Total profit: $55,854
• Equity at exit: $107,706

Cash invested: $85,397 (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 78056

• Home prices YoY: 0.0%
• Active inventory: 137
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,873 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $162

Break-even live

Break-even rent $2,668

Max offer price $304,990

Occupancy floor 89%

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: $76,248
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $304,990 Active 16 DOM
2. 2026-06-17
   days on market $304,990 Active 15 DOM
3. 2026-06-16
   days on market $304,990 Active 14 DOM
4. 2026-06-15
   days on market $304,990 Active 13 DOM
5. 2026-06-13
   days on market $304,990 Active 11 DOM
6. 2026-06-09
   days on market $304,990 Active 8 DOM
7. 2026-06-08
   days on market $304,990 Active 7 DOM
8. 2026-06-07
   days on market $304,990 Active 6 DOM
9. 2026-06-04
   days on market $304,990 Active 3 DOM
10. 2026-06-03
    days on market $304,990 Active 2 DOM
11. 2026-06-02
    remarks 117-char remark
12. 2026-06-02
    listed $304,990 Active 1 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: $34,471
• − Mortgage interest: −$17,084
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,758
• − Management: −$2,758
• − Depreciation: −$8,872
• Taxable loss: −$3,101
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $2,684/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 · 5 photos

Poor 20/100 Extensive rehab

The property requires extensive repairs and improvements, including a new roof, exterior repairs, and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Significant damage to the roof structure is visible in the aerial view.
• Major exterior siding — Listing photos show peeling paint and damaged siding.
• Major landscaping — The property lacks landscaping and curb appeal, with bare soil and minimal vegetation visible in the aerial view.

Value-add opportunities

• Resale roof repair and replacement — A new roof would significantly improve the home's appearance and increase its market value.
• Resale exterior siding repair and repainting — A fresh coat of paint and repair of damaged siding would enhance the home's curb appeal and increase its resale value.
• Both landscaping and curb appeal improvements — A well-maintained landscape and improved curb appeal would attract potential buyers and renters, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof structure is visible in the aerial view.	Major	$15,000–50,000
exterior siding · Listing photos show peeling paint and damaged siding.	Major	$15,000–50,000
landscaping · The property lacks landscaping and curb appeal, with bare soil and minimal vegetation visible in the aerial view.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale roof repair and replacement — A new roof would significantly improve the home's appearance and increase its market value. ↑
• Resale exterior siding repair and repainting — A fresh coat of paint and repair of damaged siding would enhance the home's curb appeal and increase its resale value. ↑
• Both landscaping and curb appeal improvements — A well-maintained landscape and improved curb appeal would attract potential buyers and renters, increasing both resale and rental 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: 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 — 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): 2,431

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 13% Lithuanian 7% Scottish 6%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 219.5947
• 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