11930 Spiderwort Rdg · San Antonio, TX 78109

$172,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 134 Days on market

Built 2024 Good condition 4,791 sqft lot $113/sqft · at area comps Est $177k · at est. $56/mo HOA · 3% of rent ↓ 14% since listing

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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 +18.8/30.0
• ARV discount +8.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $173k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Rents soft (-1.1%/yr); 1208 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1k of loan paydown is wiped out by about $5k 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 134 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,239 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.0

CMA / ARV

• ARV (median comp): $176,999
• List price: $172,999
• Delta: -2.26%
• 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
11930 Spiderwort Rdg	0.00mi	4/2.5	1,535 (0%)	1mo	$172,999	$113	99
11922 Spiderwort Rdg	0.01mi	4/2.5	1,535 (0%)	1mo	$177,999	$116	99
11946 Spiderwort Rdg	0.02mi	4/2.5	1,535 (0%)	1mo	$177,999	$116	98
11906 Spiderwort Rdg	0.03mi	4/2.5	1,535 (0%)	1mo	$171,999	$112	98
11914 Spiderwort Rdg	0.02mi	4/2.5	1,535 (0%)	2mo	$186,999	$122	98
4961 Winecup Cv	0.09mi	4/2.5	1,535 (0%)	1mo	$199,999	$130	95
4953 Winecup Cv	0.08mi	4/2.5	1,535 (0%)	1mo	$200,999	$131	95
11926 Spiderwort Rdg	0.00mi	3/2.5 (-1)	1,360 (-11%)	2mo	$175,999	$129	74
4902 Winecup Cv	0.04mi	3/2.5 (-1)	1,360 (-11%)	1mo	$186,999	$137	73
4957 Winecup Cv	0.09mi	3/2.5 (-1)	1,360 (-11%)	0mo	$160,999	$118	72
4949 Winecup Cv	0.08mi	3/2.5 (-1)	1,360 (-11%)	1mo	$160,999	$118	72
4965 Winecup Cv	0.10mi	3/2.5 (-1)	1,360 (-11%)	1mo	$163,999	$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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-22,194
• Equity at exit: $25,795

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-25,261
• Equity at exit: $14,958

Cash invested: $48,440 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1208
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,804 high
• Mortgage (P&I): −$907
• Tax est. 1.5%: −$216 /mo · $2,595/yr
• Insurance: −$72
• HOA: −$56
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $174

Break-even live

Break-even rent $1,584

Max offer price $172,999

Occupancy floor 85%

Sensitivity live

Price	-10% $293	-5% $234	+0% $174	+5% $114	+10% $54
Rent	-10% $31	-5% $102	+0% $174	+5% $245	+10% $316
Rate	-1.0pp $261	-0.5pp $218	base $174	+0.5pp $129	+1.0pp $83

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	5d	1	0.02mi
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,475	$1.08	0d	1	0.09mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	25d	1	0.12mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	45d	1	0.20mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	12d	1	0.60mi
4550 Meerkat Converse, TX	4.0	2.5	2041	$1,950	$0.96	17d	1	0.62mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$2,144	$1.25	0d	82	0.79mi
11038 Airmen Dr Converse, TX	4.0	2.5	2096	$2,250	$1.07	5d	1	1.07mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	25d	1	1.16mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	4d	1	1.19mi
4303 Brigade Bnd Converse, TX	4.0	2.5	2179	$2,200	$1.01	45d	1	1.21mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	25d	1	1.23mi
10922 Lockheed Dr Converse, TX	4.0	2.5	2179	$1,995	$0.92	17d	1	1.24mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	5d	1	1.26mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	21d	1	1.28mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	1.28mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	3d	1	1.28mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	5d	1	1.31mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	4d	1	1.32mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	5d	1	1.33mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	5d	1	1.34mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	5d	1	1.35mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	1.36mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	25d	1	1.37mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	45d	1	1.38mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	25d	1	1.38mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	21d	1	1.39mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	1.39mi
12850 Ratcliff Lk Saint Hedwig, TX	4.0	2.5	1999	$1,800	$0.90	0d	1	1.39mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	5d	1	1.40mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	25d	1	1.40mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	1.40mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	12d	1	1.41mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	25d	1	1.42mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	45d	1	1.43mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	3d	1	1.43mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	45d	1	1.43mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	25d	1	1.44mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	1.44mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	0d	1	1.44mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 8 events

1. 2026-05-12
   price $172,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

2. 2026-05-09
   price $200,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

3. 2026-04-28
   price $202,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

4. 2026-04-07
   price $188,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

5. 2026-04-03
   price $186,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

6. 2026-03-20
   price $202,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

7. 2026-02-27
   price $201,999 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

8. 2026-01-06
   listed $200,999 New 505-char remark

   Show marketing remark (505 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $21,650
• − Mortgage interest: −$9,691
• − Property taxes: −$2,595
• − Insurance: −$865
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$672
• − Depreciation: −$5,033
• Taxable loss: −$669
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,245/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 Cosmetic rehab

This two-story home is in good condition with a modern and well-maintained interior and exterior. It has a good potential for value increase with minor cosmetic improvements and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can improve the kitchen's functionality and appeal to potential buyers/tenants. ↑

ⓘ 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

-13.9% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $172,999 LERA
• 2026-05-09 Price Changed $200,999 LERA
• 2026-04-28 Price Changed $202,999 LERA
• 2026-04-07 Price Changed $188,999 LERA
• 2026-04-03 Price Changed $186,999 LERA
• 2026-03-20 Price Changed $202,999 LERA
• 2026-02-27 Price Changed $201,999 LERA
• 2026-01-06 Listed $200,999 LERA