10743 Aqueduct Crk · San Antonio, TX 78214

$160,999

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 41 Days on market

Built 2026 Excellent condition 4,791 sqft lot $107/sqft · 29% below area Est $227k · 29% under $100/mo HOA · 6% of rent ↓ 11% 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 +15.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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
• Community pool
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $161k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $156k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 145 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 41 days — a 3% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Recommended offer $156,169 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 8.3

CMA / ARV

• ARV (median comp): $226,999
• List price: $160,999
• Delta: -29.08%
• 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
10713 Aqueduct Crk	0.05mi	4/2.0	1,483 (-1%)	1mo	$202,499	$137	95
10470 Pacaos Pl	0.07mi	4/2.0	1,483 (-1%)	2mo	$205,999	$139	93
10331 Bustillos Cv	0.20mi	4/2.0	1,483 (-1%)	2mo	$191,999	$129	87
10636 Ysasmendi Rdg	0.06mi	3/2.0 (-1)	1,634 (+9%)	1mo	$227,999	$140	77
10717 Aqueduct Crk	0.04mi	4/2.5	1,692 (+13%)	1mo	$223,499	$132	74
10705 Aqueduct Crk	0.07mi	4/2.5	1,692 (+13%)	0mo	$215,499	$127	73
10462 Pacaos Pl	0.08mi	4/2.5	1,692 (+13%)	1mo	$211,999	$125	72
10418 Pacaos Pl	0.18mi	3/2.0 (-1)	1,380 (-8%)	2mo	$157,999	$114	72
10636 Fannin Way	0.32mi	4/2.0	1,386 (-8%)	1mo	$169,999	$123	72
10628 Fannin Way	0.33mi	4/2.0	1,386 (-8%)	1mo	$176,999	$128	71
10628 Munoz Mnr	0.16mi	3/2.0 (-1)	1,634 (+9%)	2mo	$235,999	$144	71
10442 Pacaos Pl	0.13mi	4/2.5	1,692 (+13%)	1mo	$217,999	$129	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,515
• Equity at exit: $24,005

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,606
• Equity at exit: $13,920

Cash invested: $45,080 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 145
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$844
• Tax est. 1.5%: −$201 /mo · $2,415/yr
• Insurance: −$67
• HOA: −$100
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $70

Break-even live

Break-even rent $1,535

Max offer price $160,999

Occupancy floor 91%

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	43d	1	0.12mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	1d	38	0.66mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	21d	1	0.83mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	43d	1	1.10mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	1d	27	1.22mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.36mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	23d	1	1.36mi
10431 Lateleaf Oak San Antonio, TX	4.0	2.5	2021	$2,000	$0.99	43d	1	1.38mi
10306 Buescher Ln San Antonio, TX	3.0	2.5	1571	$1,550	$0.99	14d	1	1.39mi
10208 Lateleaf Oak San Antonio, TX	3.0	2.5	1596	$1,595	$1.00	43d	1	1.44mi
10216 Lateleaf Oak San Antonio, TX	3.0	2.5	1417	$1,495	$1.06	17d	1	1.44mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 7 events

1. 2026-05-07
   status Pending 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

2. 2026-04-30
   price $160,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

3. 2026-04-29
   price $166,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

4. 2026-04-28
   price $169,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

5. 2026-04-15
   price $170,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

6. 2026-04-09
   price $174,999 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

7. 2026-03-26
   listed $180,999 New 578-char remark

   Show marketing remark (578 chars)

   The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a walk-in closet. Estimated Completion July 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.

ⓘ 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: $19,490
• − Mortgage interest: −$9,018
• − Property taxes: −$2,415
• − Insurance: −$805
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − HOA: −$1,200
• − Depreciation: −$4,684
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,266/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 · 6 photos

Excellent 100/100 None rehab

This single-story home is move-in ready with excellent condition and a fresh, modern aesthetic. Minor updates to exterior paint and landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers
• Resale Bathroom fixtures — Upgraded fixtures enhance bathroom appeal and attract buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modern appliances improve functionality and attract buyers ↑
• Resale Bathroom fixtures — Upgraded fixtures enhance bathroom appeal and attract buyers ↑

ⓘ 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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% English-only · Spanish 54%

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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

-11.0% since first listed

7 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-04-30 Price Changed $160,999 LERA
• 2026-04-29 Price Changed $166,999 LERA
• 2026-04-28 Price Changed $169,999 LERA
• 2026-04-15 Price Changed $170,999 LERA
• 2026-04-09 Price Changed $174,999 LERA
• 2026-03-26 Listed $180,999 LERA