Plan 1855 Plan · San Antonio, TX 78222

$202,995

3 bd · 2.5 ba · 1,855 sqft · SingleFamily · 266 Days on market

Good condition ↓ 6% since listing

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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 +9.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

Key facts

• Low-e windows
• Smart thermostat
• 2 garage spots

Tags

• LOFT WITH STORAGE AREA
• SMART THERMOSTAT
• R-15 BATT EXTERIOR WALL
• R-38 BLOWN CEILING INSULATION
• LOW-E WINDOWS
• DEDICATED LAUNDRY ROOM

🏗️ New construction. The $202,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $218,571.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $203k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (16.2% below list).
• Recommended offer: $170k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k 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 266 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,030 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $218,571
• List price: $202,995
• Delta: -7.13%
• 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
4726 Plaza Ctr	0.43mi	3/2.5	1,908 (+3%)	3mo	$239,517	$126	73
4514 Otra Otra Dr	0.12mi	4/2.5 (+1)	1,663 (-10%)	6mo	$239,792	$144	67
4654 Otra Otra Dr	0.28mi	3/2.5	1,663 (-10%)	7mo	$226,233	$136	64
4002 LA Barista Dr	0.62mi	3/2.5	1,908 (+3%)	4mo	$258,244	$135	63
4123 Greco	0.74mi	3/2.5	1,827 (-2%)	3mo	$330,000	$181	60
4819 Pico Pico St	0.57mi	3/2.5	1,780 (-4%)	8mo	$240,080	$135	60
4107 Perrito Dr	0.50mi	3/2.0	1,604 (-14%)	1mo	$229,662	$143	51
4027 La Barista Dr	0.57mi	3/2.5	2,100 (+13%)	1mo	$260,107	$124	51
4303 Valleyfield St	0.63mi	3/2.5	2,036 (+10%)	11mo	$235,800	$116	46
4110 Islas Rd	0.56mi	3/2.0	1,604 (-14%)	5mo	$231,669	$144	45
4002 Islas Rd	0.56mi	3/2.0	1,604 (-14%)	7mo	$239,752	$149	44
4011 Islas Rd	0.51mi	3/2.0	1,604 (-14%)	11mo	$240,107	$150	43

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-43,705
• Equity at exit: $32,590

10-year hold

• IRR: -10.7%
• Equity multiple: 0.32×
• Total profit: $-41,798
• Equity at exit: $18,898

Cash invested: $61,200 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$1,146
• Tax est. 1.5%: −$273 /mo · $3,279/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-167

Break-even live

Break-even rent $1,912

Max offer price $194,368

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-92	+0% $-167	+5% $-243	+10% $-318
Rent	-10% $-302	-5% $-234	+0% $-167	+5% $-100	+10% $-33
Rate	-1.0pp $-57	-0.5pp $-112	base $-167	+0.5pp $-224	+1.0pp $-282

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: $54,643
• Closing costs: $6,557
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4570 Gato Calico Dr San Antonio, TX	3.0	2.0	1245	$1,475	$1.18	44d	1	0.17mi
4550 Otra Otra Dr San Antonio, TX	3.0	2.0	1245	$1,575	$1.27	18d	1	0.18mi
4603 River Post San Antonio, TX	4.0	2.5	2239	$1,695	$0.76	44d	1	0.33mi
4742 Pico Pico St San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	44d	1	0.42mi
4430 Valleyfield Dr San Antonio, TX	2.0	1.5	1444	$1,150	$0.80	44d	1	0.58mi
4422 Chandler Rd #8 San Antonio, TX	3.0	2.5	1948	$1,695	$0.87	24d	1	0.92mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	2d	1	1.09mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	5d	1	1.14mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	24d	1	1.14mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	5d	1	1.21mi
2027 Leesburg St San Antonio, TX	3.0	2.0	1506	$1,545	$1.03	44d	1	1.25mi
3918 Espada Fls San Antonio, TX	4.0	2.5	2323	$1,645	$0.71	11d	1	1.27mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	20d	1	1.29mi
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	15d	1	1.30mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	44d	1	1.31mi
4419 Meadowland Pl San Antonio, TX	4.0	3.0	1910	$1,806	$0.95	44d	1	1.33mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	44d	1	1.33mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	24d	1	1.35mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	5d	1	1.38mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	13d	1	1.39mi
4518 Emma Way San Antonio, TX	4.0	2.0	1635	$1,540	$0.94	44d	1	1.39mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	12d	1	1.42mi
4443 Glades Way San Antonio, TX	3.0	2.0	1450	$1,395	$0.96	44d	1	1.42mi
4510 Glades Way San Antonio, TX	4.0	2.5	1953	$1,700	$0.87	24d	1	1.44mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	5d	1	1.46mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	13d	1	1.47mi
6334 Marco Plns San Antonio, TX	4.0	2.0	1635	$1,695	$1.04	5d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $202,995 Active 266 DOM
2. 2026-06-17
   days on market $202,995 Active 265 DOM
3. 2026-06-16
   days on market $202,995 Active 264 DOM
4. 2026-06-15
   days on market $202,995 Active 263 DOM
5. 2026-06-13
   days on market $202,995 Active 261 DOM
6. 2026-06-09
   days on market $202,995 Active 257 DOM
7. 2026-06-08
   days on market $202,995 Active 256 DOM
8. 2026-06-07
   days on market $202,995 Active 255 DOM
9. 2026-06-04
   days on market $202,995 Active 252 DOM
10. 2026-06-03
    days on market $202,995 Active 251 DOM
11. 2026-06-02
    days on market $202,995 Active 250 DOM
12. 2026-06-01
    days on market $202,995 Active 249 DOM
13. 2026-05-31
    days on market $202,995 Active 248 DOM
14. 2026-04-29
    price $202,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

15. 2026-04-15
    price $201,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

16. 2026-03-07
    price $211,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

17. 2026-02-27
    price $216,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

18. 2026-01-24
    price $206,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

19. 2026-01-16
    price $216,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

20. 2025-10-18
    price $224,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

21. 2025-10-14
    price $216,995 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

22. 2025-09-26
    listed $214,995 Active 549-char remark

    Show marketing remark (549 chars)

    * Loft with storage area * Spacious primary bath * Walk-in closet at primary bedroom and bedroom 3 * Single rear door with half lite glass insert * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Open floor plan * Low-E windows * Split-bedroom layout * Dedicated laundry room * Extra storage space * ENERGY STAR® certified home * Near local schools * Community park * Convenient to downtown * Close to family friendly parks * Near popular restaurants * Commuter-friendly location

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,404
• − Mortgage interest: −$12,243
• − Property taxes: −$3,279
• − Insurance: −$1,093
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$6,358
• Taxable loss: −$5,834
• Est. tax savings @ 24.0%: +$1,400
• After-tax cash flow: $-607/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 single-family home in San Antonio, TX, is in good condition with a good condition score of 80. It has a good exterior, spacious interior, and good systems. The home is near local schools, community park, and downtown, making it a great investment.

Value-add opportunities

• Both Smart home automation system — Enhances comfort and energy efficiency
• Both Smart security system — Improves safety and convenience
• Both Smart lighting system — Enhances energy efficiency and ambiance

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home automation system — Enhances comfort and energy efficiency ↑
• Both Smart security system — Improves safety and convenience ↑
• Both Smart lighting system — Enhances energy efficiency and ambiance ↑

ⓘ 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-5.6% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $202,995 Zillow
• 2026-04-15 Price Changed $201,995 Zillow
• 2026-03-07 Price Changed $211,995 Zillow
• 2026-02-27 Price Changed $216,995 Zillow
• 2026-01-24 Price Changed $206,995 Zillow
• 2026-01-16 Price Changed $216,995 Zillow
• 2025-10-18 Price Changed $224,995 Zillow
• 2025-10-14 Price Changed $216,995 Zillow
• 2025-09-26 Listed $214,995 Zillow