4926 Winecup Cv · San Antonio, TX 78109

$195,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition 4,791 sqft lot Est $186k · 6% over $56/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).

• Cash flow +13.4/30.0
• ARV discount +5.0/15.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• 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

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. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $168 quarterly; Association transfer fee $450; Subdivision: Flora Meadows

Exterior

• Parking: 1-car garage
• Utilities: Water system (ECSUD); Sewer system (ECSUD); Gas service: Unigas; Electric service: CPS; Garbage service: Frontier
• Home design: New construction by Lennar
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2: 10 x 9; Bedroom 3: 10 x 9; Bedroom 4: 10 x 9; Master bedroom: 14 x 10
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Laundry room (upper level); All bedrooms on upper level; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry room on upper level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $196k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($60/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 $179k (8.6% below list).
• Recommended offer: $179k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1207 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 $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 26 days — a 2% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,175 (8.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.91% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $185,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11946 Spiderwort Rdg	0.05mi	4/2.5	1,535 (0%)	1mo	$177,999	$116	97
11930 Spiderwort Rdg	0.06mi	4/2.5	1,535 (0%)	1mo	$172,999	$113	97
4961 Winecup Cv	0.06mi	4/2.5	1,535 (0%)	1mo	$199,999	$130	97
4953 Winecup Cv	0.05mi	4/2.5	1,535 (0%)	1mo	$200,999	$131	96
11922 Spiderwort Rdg	0.06mi	4/2.5	1,535 (0%)	1mo	$177,999	$116	96
11906 Spiderwort Rdg	0.08mi	4/2.5	1,535 (0%)	1mo	$171,999	$112	96
4902 Winecup Cv	0.04mi	3/2.5 (-1)	1,360 (-11%)	1mo	$186,999	$137	73
4957 Winecup Cv	0.05mi	3/2.5 (-1)	1,360 (-11%)	0mo	$160,999	$118	73
4949 Winecup Cv	0.05mi	3/2.5 (-1)	1,360 (-11%)	1mo	$160,999	$118	73
4965 Winecup Cv	0.06mi	3/2.5 (-1)	1,360 (-11%)	1mo	$163,999	$121	72
11926 Spiderwort Rdg	0.06mi	3/2.5 (-1)	1,360 (-11%)	2mo	$175,999	$129	72
5007 Gecko	0.75mi	3/2.0 (-1)	1,434 (-7%)	1mo	$263,610	$184	46

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-36,633
• Equity at exit: $29,224

10-year hold

• IRR: -21.0%
• Equity multiple: 0.06×
• Total profit: $-51,534
• Equity at exit: $16,946

Cash invested: $54,880 (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: 1207
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,028
• Tax est. 1.5%: −$245 /mo · $2,940/yr
• Insurance: −$82
• HOA: −$56
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $5

Break-even live

Break-even rent $1,785

Max offer price $195,999

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $73	+0% $5	+5% $-63	+10% $-130
Rent	-10% $-137	-5% $-66	+0% $5	+5% $76	+10% $147
Rate	-1.0pp $104	-0.5pp $55	base $5	+0.5pp $-46	+1.0pp $-97

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: $49,000
• Closing costs: $5,880
• 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	6d	1	0.04mi
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,475	$1.08	0d	1	0.08mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	25d	1	0.09mi
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	0.54mi
4550 Meerkat Converse, TX	4.0	2.5	2041	$1,950	$0.96	18d	1	0.56mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$2,144	$1.25	0d	82	0.73mi
11038 Airmen Dr Converse, TX	4.0	2.5	2096	$2,250	$1.07	6d	1	1.13mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	25d	1	1.22mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	4d	1	1.24mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	4d	1	1.27mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	25d	1	1.27mi
4303 Brigade Bnd Converse, TX	4.0	2.5	2179	$2,200	$1.01	45d	1	1.27mi
13112 Candace Way Saint Hedwig, TX	4.0	2.5	1903	$1,750	$0.92	6d	1	1.27mi
13117 Candace Way Converse, TX	4.0	2.5	1903	$1,800	$0.95	6d	1	1.28mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	6d	1	1.29mi
10922 Lockheed Dr Converse, TX	4.0	2.5	2179	$1,995	$0.92	18d	1	1.30mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	1.30mi
12811 Sage Turn Converse, TX	4.0	3.0	1914	$1,800	$0.94	25d	1	1.32mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	45d	1	1.32mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	6d	1	1.32mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	1.32mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	3d	1	1.32mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	25d	1	1.33mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	1.33mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	22d	1	1.33mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	21d	1	1.33mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	6d	1	1.34mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	25d	1	1.34mi
12850 Ratcliff Lk Saint Hedwig, TX	4.0	2.5	1999	$1,800	$0.90	0d	1	1.34mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	1.34mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	12d	1	1.35mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	25d	1	1.36mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	6d	1	1.37mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	1.38mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	25d	1	1.38mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,905	$1.03	0d	1	1.40mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	25d	1	1.40mi
12932 Lake Fryer Converse, TX	3.0	2.0	1230	$1,200	$0.98	5d	1	1.42mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	16d	1	1.42mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 15 events

1. 2026-06-21
   days on market $195,999 Active 26 DOM
2. 2026-06-18
   days on market $195,999 Active 23 DOM
3. 2026-06-17
   days on market $195,999 Active 22 DOM
4. 2026-06-16
   days on market $195,999 Active 21 DOM
5. 2026-06-15
   days on market $195,999 Active 20 DOM
6. 2026-06-13
   days on market $195,999 Active 18 DOM
7. 2026-06-09
   days on market $195,999 Active 14 DOM
8. 2026-06-08
   days on market $195,999 Active 13 DOM
9. 2026-06-07
   statusdays on market $195,999 Active 12 DOM
10. 2026-06-04
    days on market $195,999 New 9 DOM
11. 2026-06-03
    days on market $195,999 New 8 DOM
12. 2026-06-02
    days on market $195,999 New 7 DOM
13. 2026-06-01
    days on market $195,999 New 6 DOM
14. 2026-05-31
    days on market $195,999 New 5 DOM
15. 2026-05-26
    listed $195,999 New

ⓘ 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: $21,501
• − Mortgage interest: −$10,979
• − Property taxes: −$2,940
• − Insurance: −$980
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − HOA: −$672
• − Depreciation: −$5,702
• Taxable loss: −$3,212
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $831/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 · 28 photos

Good 80/100 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good balance of style and functionality, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Updating the kitchen backsplash — A fresh backsplash can add a modern touch and increase the home's appeal.
• Both Adding smart home features — Smart home features can improve convenience and increase both resale and rental value.
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can make the bathrooms more appealing and increase the home's value.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters looking for energy-efficient homes.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add a modern touch and increase the home's appeal. ↑
• Both Adding smart home features — Smart home features can improve convenience and increase both resale and rental value. ↑
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can make the bathrooms more appealing and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $195,999 LERA