20527 Andalusite Way · San Antonio, TX 78264

$141,999

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 4,791 sqft lot $119/sqft · 9% below area Est $155k · 9% under $22/mo HOA · 2% of rent ↓ 12% 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 +16.0/30.0
• ARV discount +11.4/15.0
• Appreciation +7.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet. 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

• Open-concept design
• U-shaped kitchen
• Attached bathroom

Tags

• OPEN-CONCEPT DESIGN
• U-SHAPED KITCHEN
• PRIVATE OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $142k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($852/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (4.2% below list).
• Recommended offer: $136k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 328 active listings in the ZIP; 20 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).

Forward outlook

• In year one you build about $7k of equity ($981 loan paydown + $6k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,993 (4.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (median comp): $155,499
• List price: $141,999
• Delta: -8.68%
• 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
20511 Andalusite Way	0.03mi	3/2.5	1,189 (0%)	1mo	$137,999	$116	98
20503 Andalusite Way	0.05mi	3/2.5	1,189 (0%)	1mo	$137,999	$116	97
20606 Andalusite Way	0.06mi	3/2.5	1,189 (0%)	1mo	$135,999	$114	96
20564 Andalusite Way	0.06mi	3/2.5	1,189 (0%)	2mo	$142,999	$120	96
20556 Andalusite Way	0.06mi	3/2.5	1,189 (0%)	3mo	$135,999	$114	95
20540 Andalusite Way	0.06mi	3/2.5	1,189 (0%)	4mo	$137,999	$116	94
20618 Andalusite Way	0.10mi	3/2.5	1,189 (0%)	2mo	$137,999	$116	94
20642 Andalusite Way	0.13mi	3/2.5	1,189 (0%)	1mo	$157,999	$133	93
2914 Carnelian Trl	0.11mi	3/2.5	1,189 (0%)	2mo	$138,999	$117	93
20568 Andalusite Way	0.06mi	3/2.5	1,360 (+14%)	3mo	$168,999	$124	71
20626 Andalusite Way	0.11mi	3/2.5	1,360 (+14%)	0mo	$146,999	$108	71
20614 Andalusite Way	0.09mi	3/2.5	1,360 (+14%)	2mo	$148,999	$110	70

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.73×
• Total profit: $28,893
• Equity at exit: $71,540

10-year hold

• IRR: 13.6%
• Equity multiple: 3.21×
• Total profit: $88,003
• Equity at exit: $116,648

Cash invested: $39,760 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 328
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$177 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$22
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $71

Break-even live

Break-even rent $1,270

Max offer price $141,999

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $120	+0% $71	+5% $22	+10% $-27
Rent	-10% $-36	-5% $17	+0% $71	+5% $125	+10% $178
Rate	-1.0pp $143	-0.5pp $107	base $71	+0.5pp $34	+1.0pp $-3

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	18d	1	0.05mi
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	5d	1	0.12mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	3d	1	0.14mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	44d	1	0.14mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	22d	1	0.15mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	18d	1	0.17mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	24d	1	0.19mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	24d	1	0.21mi
20310 Andalusite Way San Antonio, TX	2.0	2.0	741	$1,300	$1.75	44d	1	0.24mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	44d	1	0.25mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	17d	1	0.25mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	24d	1	0.27mi
3230 S Loop 1604 E Unit B1 San Antonio, TX	2.0	1.0	768	$895	$1.17	3d	1	0.60mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	44d	1	0.66mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	3d	1	0.69mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	24d	1	0.69mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	24d	1	0.69mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	3d	1	0.69mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	44d	1	1.10mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	24d	1	1.23mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 2 events

1. 2026-05-14
   price $141,999 610-char remark

   Show marketing remark (610 chars)

   The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet. 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.

2. 2026-04-06
   listed $161,999 New 610-char remark

   Show marketing remark (610 chars)

   The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet. 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: $16,319
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$264
• − Depreciation: −$4,131
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $1,208/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 modern, two-story home is in excellent condition with a good condition score of 80. It features a well-maintained exterior, open-concept design, and modern appliances. The home is move-in ready and has the potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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

• City population: 1,806,925
• Population (ZIP): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• Rent YoY: —
• Metro: —
• 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

-12.3% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $141,999 LERA
• 2026-04-06 Listed $161,999 LERA