6418 Dali Bnd · San Antonio, TX 78263

$147,849

3 bd · 2.5 ba · 1,360 sqft · Townhouse · 5 Days on market

Built 2026

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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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Wellton Collection offers new single-family homes for sale at a great value at the Sapphire Meadows masterplan in San Antonio, TX. Spend time outdoors with friends and family on Calaveras Lake, with a convenient dock for fishing and boating opportunities. Residents can easily travel to downtown San Antonio to visit the charming Riverwalk or experience other unique aspects of the city, like the San Antonio Missions National Historical Park.

Key facts

• Garage
• Built 2026
• Listed 5 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $147,499

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Spec new-construction plan named Pima
• Exterior features: Address: 6418 Dali Bnd, San Antonio, TX 78263

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Living area of 1360

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $148k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $146k (1.2% below list).
• Recommended offer: $146k (1.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $146,125 (1.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-15,488
• Equity at exit: $22,045

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,520
• Equity at exit: $12,783

Cash invested: $41,398 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$775
• Tax est. 1.5%: −$185 /mo · $2,218/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $133

Break-even live

Break-even rent $1,293

Max offer price $147,849

Occupancy floor 86%

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: $36,962
• Closing costs: $4,435
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7649 Barcelo Way San Antonio, TX	4.0	2.5	1535	$1,547	$1.01	43d	1	0.10mi
6530 Dali Bnd San Antonio, TX	3.0	2.5	1360	$1,550	$1.14	43d	1	0.10mi
6538 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,295	$1.09	14d	1	0.12mi
6609 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,375	$1.16	43d	1	0.12mi
7316 Green Sapphire San Antonio, TX	4.0	2.0	1600	$1,750	$1.09	21d	1	1.04mi
8511 Opal Pl San Antonio, TX	3.0	2.0	1375	$1,475	$1.07	43d	1	1.24mi

Listing history 7 events

1. 2026-06-18
   days on market $147,849 Active 5 DOM
2. 2026-06-18
   price $147,849 Active 4 DOM
3. 2026-06-17
   days on market $147,499 Active 4 DOM
4. 2026-06-16
   days on market $147,499 Active 3 DOM
5. 2026-06-15
   days on market $147,499 Active 2 DOM
6. 2026-06-13
   remarks 447-char remark
7. 2026-06-13
   listed $147,499 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: $17,535
• − Mortgage interest: −$8,282
• − Property taxes: −$2,218
• − Insurance: −$739
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$4,301
• Taxable loss: −$810
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $1,786/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: 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