GATES Plan · San Antonio, TX 78214

$161,999

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 350 Days on market

Good condition ↓ 9% 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 +11.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS OUTDOOR SPACE

🏗️ New construction. The $161,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $170,499.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (13.3% below list).
• Recommended offer: $141k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% 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 350 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,523 (13.3% 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 350 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.82% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $170,499
• List price: $161,999
• Delta: -2.05%
• 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
1926 Alcalde Cv	0.09mi	3/2.0	1,208 (+1%)	1mo	$160,999	$133	93
10640 Fannin Way	0.07mi	3/2.0	1,208 (+1%)	2mo	$170,999	$142	92
10607 Fannin Way	0.13mi	3/2.0	1,192 (0%)	2mo	$149,999	$126	92
10643 Fannin Way	0.10mi	3/2.0	1,192 (0%)	4mo	$154,999	$130	92
10627 Fannin Way	0.11mi	3/2.0	1,208 (+1%)	2mo	$160,999	$133	91
10647 Fannin Way	0.10mi	3/2.0	1,208 (+1%)	3mo	$186,999	$155	91
10739 Minita Crk	0.61mi	3/2.0	1,208 (+1%)	2mo	$182,999	$151	67
10423 Bustillos Cv	0.29mi	3/2.0	1,354 (+14%)	4mo	$190,999	$141	61
10407 Bustillos Cv	0.31mi	3/2.0	1,354 (+14%)	3mo	$189,999	$140	60
10323 Bustillos Cv	0.34mi	3/2.0	1,354 (+14%)	3mo	$197,999	$146	60
10414 Pacaos Pl	0.35mi	3/2.0	1,354 (+14%)	2mo	$198,999	$147	59
1706 Santa Rita	0.69mi	2/1.0 (-1)	1,045 (-12%)	2mo	$90,000	$86	37

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-31,947
• Equity at exit: $25,422

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-33,322
• Equity at exit: $14,742

Cash invested: $47,740 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$894
• Tax est. 1.5%: −$213 /mo · $2,557/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-68

Break-even live

Break-even rent $1,491

Max offer price $160,638

Occupancy floor 100%

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: $42,625
• Closing costs: $5,115
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.31mi
1803 Marshall Cross Unit 710 San Antonio, TX	2.0	2.0	849	$807	$0.95	16d	1	0.47mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	1d	38	0.53mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	21d	1	0.64mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	43d	1	0.82mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	1d	27	1.02mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.06mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	23d	1	1.07mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	3d	1	1.22mi

Listing history 21 events

1. 2026-06-18
   days on market $161,999 Active 350 DOM
2. 2026-06-17
   pricedays on market $161,999 Active 349 DOM
3. 2026-06-16
   days on market $166,999 Active 348 DOM
4. 2026-06-15
   days on market $166,999 Active 347 DOM
5. 2026-06-13
   days on market $166,999 Active 345 DOM
6. 2026-06-13
   days on market $166,999 Active 344 DOM
7. 2026-06-10
   price $166,999 Active 341 DOM
8. 2026-06-09
   days on market $168,999 Active 341 DOM
9. 2026-06-08
   days on market $168,999 Active 340 DOM
10. 2026-06-07
    days on market $168,999 Active 339 DOM
11. 2026-06-04
    days on market $168,999 Active 336 DOM
12. 2026-06-03
    days on market $168,999 Active 335 DOM
13. 2026-06-02
    pricedays on market $168,999 Active 334 DOM
14. 2026-06-01
    days on market $169,999 Active 333 DOM
15. 2026-05-31
    pricedays on market $169,999 Active 332 DOM
16. 2025-09-01
    price $170,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

17. 2025-08-23
    price $175,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

18. 2025-07-30
    price $181,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

19. 2025-07-25
    price $180,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

20. 2025-07-19
    price $181,999 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

21. 2025-07-03
    listed $186,999 Active 394-char remark

    Show marketing remark (394 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

ⓘ 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: $16,863
• − Mortgage interest: −$9,551
• − Property taxes: −$2,557
• − Insurance: −$852
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,960
• Taxable loss: −$3,756
• Est. tax savings @ 24.0%: +$901
• After-tax cash flow: $84/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-level home is in good condition with a modern and well-maintained interior and exterior. It is ready for immediate occupancy and would benefit from minor exterior and interior touch-ups to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-up painting — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-up painting — Enhances interior appearance and 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: 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

-8.6% since first listed

6 events — show timeline

• 2025-09-01 Price Changed $170,999 Zillow
• 2025-08-23 Price Changed $175,999 Zillow
• 2025-07-30 Price Changed $181,999 Zillow
• 2025-07-25 Price Changed $180,999 Zillow
• 2025-07-19 Price Changed $181,999 Zillow
• 2025-07-03 Listed $186,999 Zillow