RC Monaco II Plan · San Antonio, TX 78221

$199,900

3 bd · 2.0 ba · 1,125 sqft · SingleFamily · 424 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

This new single-story design combines comfort with modern living. At the heart of the home is a cohesive layout shared between the welcoming living room, multifunctional kitchen and intimate dining area with seamless patio access, perfect for indoor-outdoor activities. At the opposite side of the layout are all three bedrooms to maximize privacy, including the owner's suite with a full bathroom and walk-in closet.

Key facts

• Cohesive layout
• Full bathroom
• Single-story design

Tags

• SINGLE-STORY DESIGN
• COHESIVE LAYOUT
• MULTIFUNCTIONAL KITCHEN
• SEAMLESS PATIO ACCESS
• OWNER'S SUITE
• FULL BATHROOM

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $229,142.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.4% below list).
• Recommended offer: $153k (23.4% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: W M Pearce Pri (math 20% / reading 22%, grade F, #3,492 of 4,322 statewide, top 81%, 466 students, 90% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 424 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,117 (23.4% 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 424 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.67% ✗
• Cap rate: 4.33%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $229,142
• List price: $199,900
• Delta: -12.76%
• 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
14711 Star Cactus	0.55mi	3/2.0	1,206 (+7%)	1mo	$200,500	$166	62
2003 Organ Pipe Cactus	0.54mi	3/2.0	1,206 (+7%)	1mo	$207,500	$172	62
14707 Star Cactus	0.54mi	3/2.0	1,206 (+7%)	3mo	$205,000	$170	60
14703 Star Cactus	0.54mi	3/2.0	1,023 (-9%)	1mo	$205,000	$200	59
14723 Star Cactus	0.56mi	3/2.0	1,023 (-9%)	3mo	$196,500	$192	56
2213 Organ Pipe Cactus	0.71mi	3/2.0	1,206 (+7%)	0mo	$217,030	$180	55
14715 Star Cactus	0.55mi	3/2.0	1,002 (-11%)	2mo	$190,000	$190	54
2066 Zephyr Lily	0.69mi	3/2.0	1,023 (-9%)	1mo	$195,000	$191	52
2123 Organ Pipe Cactus	0.68mi	3/2.0	1,023 (-9%)	2mo	$201,500	$197	52
2209 Organ Pipe Cactus	0.70mi	3/2.0	1,023 (-9%)	3mo	$197,000	$193	50
2065 Zephyr Lily	0.69mi	3/2.0	1,002 (-11%)	3mo	$203,585	$203	47
2135 Zephyr Lily	0.75mi	3/2.0	1,023 (-9%)	3mo	$198,000	$194	47

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.81×
• Total profit: $-12,238
• Equity at exit: $90,733

10-year hold

• IRR: -0.0%
• Equity multiple: 0.99×
• Total profit: $-423
• Equity at exit: $130,928

Cash invested: $64,160 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$1,202
• Tax est. 1.5%: −$286 /mo · $3,437/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-374

Break-even live

Break-even rent $2,004

Max offer price $175,035

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-295	+0% $-374	+5% $-453	+10% $-532
Rent	-10% $-495	-5% $-434	+0% $-374	+5% $-313	+10% $-253
Rate	-1.0pp $-259	-0.5pp $-316	base $-374	+0.5pp $-433	+1.0pp $-494

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: $57,286
• Closing costs: $6,874
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	6d	1	0.43mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	25d	1	0.43mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	0.84mi
15435 Belen St San Antonio, TX	2.0	1.0	720	$1,350	$1.88	45d	1	0.84mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	0.86mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	0.90mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	0.97mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	0.97mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.98mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	1.02mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,073	$1.14	0d	1	1.24mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	5d	1	1.29mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	1.30mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	14d	1	1.42mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,364	$1.48	0d	26	1.44mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	6d	1	1.45mi

Listing history 16 events

1. 2026-06-21
   days on market $199,900 Active 424 DOM
2. 2026-06-18
   days on market $199,900 Active 421 DOM
3. 2026-06-17
   days on market $199,900 Active 420 DOM
4. 2026-06-16
   days on market $199,900 Active 419 DOM
5. 2026-06-15
   days on market $199,900 Active 418 DOM
6. 2026-06-13
   days on market $199,900 Active 416 DOM
7. 2026-06-13
   days on market $199,900 Active 415 DOM
8. 2026-06-09
   days on market $199,900 Active 412 DOM
9. 2026-06-08
   days on market $199,900 Active 411 DOM
10. 2026-06-07
    days on market $199,900 Active 410 DOM
11. 2026-06-04
    days on market $199,900 Active 407 DOM
12. 2026-06-03
    days on market $199,900 Active 406 DOM
13. 2026-06-02
    days on market $199,900 Active 405 DOM
14. 2026-06-01
    days on market $199,900 Active 404 DOM
15. 2026-05-31
    days on market $199,900 Active 403 DOM
16. 2025-04-24
    listed $199,900 Active 417-char remark

    Show marketing remark (417 chars)

    This new single-story design combines comfort with modern living. At the heart of the home is a cohesive layout shared between the welcoming living room, multifunctional kitchen and intimate dining area with seamless patio access, perfect for indoor-outdoor activities. At the opposite side of the layout are all three bedrooms to maximize privacy, including the owner's suite with a full bathroom and walk-in closet.

ⓘ 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: $18,374
• − Mortgage interest: −$12,836
• − Property taxes: −$3,437
• − Insurance: −$1,146
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$6,666
• Taxable loss: −$8,650
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-2,411/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.

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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% 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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

• 2025-04-24 Listed $199,900 Zillow