8504 Willow Xing · Elmendorf, TX 78222

$186,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 70 Days on market

Built 2026 Good condition 4,791 sqft lot $126/sqft · at area comps Est $196k · at est. $100/mo HOA · 5% of rent ↓ 3% 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 +17.7/30.0
• ARV discount +9.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hoffman- 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $187k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Recommended offer: $176k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Elmendorf — 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 58/100 on livability (#1,189 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,779 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $195,867
• List price: $186,999
• Delta: -4.53%
• 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
8615 Willow Xing	0.00mi	4/2.0	1,483 (0%)	1mo	$187,999	$127	99
8559 Willow Xing	0.00mi	4/2.0	1,483 (0%)	2mo	$194,999	$131	99
8547 Willow Xing	0.00mi	4/2.0	1,483 (0%)	3mo	$192,999	$130	98
8555 Green Bliss	0.00mi	4/2.5	1,535 (+4%)	1mo	$162,999	$106	92
8535 Green Bliss	0.00mi	4/2.5	1,535 (+4%)	2mo	$163,999	$107	91
8611 Willow Xing	0.00mi	3/2.0 (-1)	1,354 (-9%)	1mo	$196,999	$145	80
8539 Willow Xing	0.00mi	3/2.0 (-1)	1,354 (-9%)	2mo	$181,999	$134	79
8631 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	1mo	$194,999	$115	74
8619 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	1mo	$199,999	$118	74
8555 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	1mo	$205,999	$122	73
8607 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	1mo	$222,999	$132	73
8531 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	2mo	$205,999	$122	73

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-18,018
• Equity at exit: $27,882

10-year hold

• IRR: 2.1%
• Equity multiple: 1.16×
• Total profit: $8,251
• Equity at exit: $16,168

Cash invested: $52,360 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$100
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $149

Break-even live

Break-even rent $1,762

Max offer price $186,999

Occupancy floor 87%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 12 events

1. 2026-06-10
   status $186,999 Pending 70 DOM
2. 2026-06-09
   statusdays on market $186,999 Active 70 DOM
3. 2026-06-08
   days on market $186,999 Price Change 69 DOM
4. 2026-06-07
   days on market $186,999 Price Change 68 DOM
5. 2026-06-04
   days on market $186,999 Price Change 65 DOM
6. 2026-06-03
   days on market $186,999 Price Change 64 DOM
7. 2026-06-02
   days on market $186,999 Price Change 63 DOM
8. 2026-06-01
   days on market $186,999 Price Change 62 DOM
9. 2026-05-31
   days on market $186,999 Price Change 61 DOM
10. 2026-05-13
    price $209,999 604-char remark

    Show marketing remark (604 chars)

    The Hoffman- 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 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.

11. 2026-04-18
    price $211,999 604-char remark

    Show marketing remark (604 chars)

    The Hoffman- 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 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.

12. 2026-03-31
    listed $215,999 New 604-char remark

    Show marketing remark (604 chars)

    The Hoffman- 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 at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 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: $23,416
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$1,200
• − Depreciation: −$5,440
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,076/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 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is move-in ready with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen appliances — Modern appliances can attract more buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Elmendorf

• Score: 58/100
• State rank: #1189
• US rank: #20804

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• 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 (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

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 · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

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

-2.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $209,999 LERA
• 2026-04-18 Price Changed $211,999 LERA
• 2026-03-31 Listed $215,999 LERA