13918 Llama Pl · San Antonio, TX 78252

$178,000

2 bd · 1.0 ba · 741 sqft · SingleFamily public records · 38 Days on market

Built 2022 Good condition 3,136 sqft lot $240/sqft · at area comps Est $187k · at est. $60/mo HOA · 4% of rent ↓ 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 +13.2/30.0
• ARV discount +9.6/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.1/5.0

Listing remarks

2 bedroom and 2 bath home built in 2022.

Key facts

• 3,136 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Mandatory HOA; Community pool and clubhouse; HOA fee $725 annually; Association transfer fee $150

Exterior

• Parking: 1-car garage, side entry
• Security: Pre-wired for security
• Utilities: City water
• Home design: Pre-owned home; Approximate age: 4 years
• Construction: Slab foundation; Composition roof; Built by Lennar
• Exterior features: Siding exterior

Interior

• Kitchen: Gas cooking; Stove/Range; Refrigerator; Disposal
• Bedrooms: Master bedroom with walk-in closet and full bath; Bedroom 2
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Pre-wired for security; Smoke alarm; Electric water heater; Living/Dining room combination; Open floor plan; Utility room inside; Ground level / no steps; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $178k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-5 ($-54/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (17.7% below list).
• Recommended offer: $146k (17.7% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-3 appreciation (-0.0% local appreciation)).
• 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 38 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,486 (17.7% 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 38 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $186,751
• List price: $178,000
• Delta: -4.69%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13614 Livestock Ct	0.37mi	2/2.0	741 (0%)	9mo	$175,000	$236	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.80×
• Total profit: $-9,822
• Equity at exit: $51,670

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-2,260
• Equity at exit: $62,097

Cash invested: $49,840 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$74
• HOA: −$60
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-5

Break-even live

Break-even rent $1,471

Max offer price $177,203

Occupancy floor 95%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13918 Llama Pl San Antonio, TX	2.0	2.0	741	$1,500	$2.02	43d	1	0.02mi
13850 Llama Pl San Antonio, TX	2.0	2.0	741	$1,250	$1.69	2d	1	0.08mi
6304 Masterson Rd Unit 1294 San Antonio, TX	1.0	1.0	724	$1,356	$1.87	3d	1	1.08mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 24 events

1. 2026-06-18
   days on market $178,000 Active 38 DOM
2. 2026-06-17
   days on market $178,000 Active 37 DOM
3. 2026-06-16
   days on market $178,000 Active 36 DOM
4. 2026-06-15
   days on market $178,000 Active 35 DOM
5. 2026-06-13
   days on market $178,000 Active 33 DOM
6. 2026-06-09
   days on market $178,000 Active 29 DOM
7. 2026-06-08
   days on market $178,000 Active 28 DOM
8. 2026-06-07
   days on market $178,000 Active 27 DOM
9. 2026-06-04
   days on market $178,000 Active 24 DOM
10. 2026-06-03
    days on market $178,000 Active 23 DOM
11. 2026-06-02
    days on market $178,000 Active 22 DOM
12. 2026-06-01
    days on market $178,000 Active 21 DOM
13. 2026-05-31
    days on market $178,000 Active 20 DOM
14. 2026-05-11
    listed $178,000 New 40-char remark
15. 2026-04-23
    listed $1,500
16. 2025-04-29
    historical
17. 2025-04-25
    historical $1,400
18. 2025-04-25
    historical
19. 2025-04-17
    price $1,400
20. 2025-04-17
    price $178,000
21. 2025-03-13
    listed $1,600
22. 2025-02-22
    price $180,000
23. 2024-12-19
    listed $189,000 New
24. 2024-12-19
    listed $189,000 Active

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,130 · $94/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: +$2,128/yr (+$177/mo · 188.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,578
• − Mortgage interest: −$9,971
• − Property taxes: −$1,130
• − Insurance: −$890
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − HOA: −$720
• − Depreciation: −$5,178
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $695/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 2022-built home is in excellent condition with modern finishes and a move-in-ready exterior. Minor touch-ups and cleaning would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-5.8% since first listed

11 events — show timeline

• 2026-05-11 Listed $178,000 LERA
• 2026-04-23 Listed for Rent $1,500 SABOR
• 2025-04-29 Listing Removed — CTXMLS
• 2025-04-25 Rental Removed $1,400 SABOR
• 2025-04-25 Listing Removed — LERA
• 2025-04-17 Price Changed $1,400 SABOR
• 2025-04-17 Price Changed $178,000 LERA
• 2025-03-13 Listed for Rent $1,600 SABOR
• 2025-02-22 Price Changed $180,000 LERA
• 2024-12-19 Listed $189,000 LERA
• 2024-12-19 Listed $189,000 CTXMLS

Property tax history

+12.6%/yr

Latest (2025): $1,130 · -60.4% YoY. Source: county tax records.