5702 Quartz Ter · San Antonio, TX 78222

$259,990

4 bd · 2.5 ba · 1,644 sqft · SingleFamily · 103 Days on market

Built 2026 6,098 sqft lot $158/sqft · at area comps Est $269k · at est. $32/mo HOA · 2% of rent

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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 +12.4/30.0
• ARV discount +9.1/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Darrel plan is a 2-story home with 4 bedrooms, 2.5 baths, and a 2-car garage. It features the primary suite downstairs and 3 bedrooms with a flex space upstairs ideal for a home office, arts & craft area, and more.

Key facts

• Gourmet kitchen
• 42 inch cabinets
• Granite countertops

Tags

• VINYL PLANK FLOORING
• GOURMET KITCHEN
• 42 INCH CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FIRST FLOOR OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (26.0% below list).
• Recommended offer: $192k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 40 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).
• 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 $2k of loan paydown is wiped out by about $8k 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 103 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $192,488 (26.0% 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 103 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $269,299
• List price: $259,990
• Delta: -3.46%
• 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
4814 Turquoise Park	0.48mi	4/2.5	1,617 (-2%)	3mo	$261,500	$162	72
4738 Turquoise Park	0.55mi	4/2.5	1,617 (-2%)	2mo	$261,000	$161	70
5938 Shale Cv	0.57mi	4/2.5	1,617 (-2%)	2mo	$268,755	$166	69
5918 Shale Cv	0.57mi	4/2.5	1,617 (-2%)	2mo	$243,000	$150	69
4726 Beryl Loop	0.54mi	4/2.5	1,543 (-6%)	3mo	$220,135	$143	62
5930 Cinnabar Cor	0.56mi	4/2.5	1,543 (-6%)	2mo	$244,499	$158	62
4906 Topaz Bnd	0.39mi	3/2.0 (-1)	1,536 (-7%)	3mo	$259,990	$169	62
8523 Green Bliss	0.55mi	4/2.5	1,535 (-7%)	3mo	$179,999	$117	61
4610 Media Mdws	0.65mi	3/2.5 (-1)	1,680 (+2%)	2mo	$245,000	$146	59
4822 Turquoise Park	0.48mi	5/2.5 (+1)	1,819 (+11%)	2mo	$271,500	$149	53
5911 Shale Cv	0.57mi	5/2.5 (+1)	1,819 (+11%)	3mo	$251,500	$138	48
4722 Beryl Loop	0.54mi	3/2.5 (-1)	1,419 (-14%)	2mo	$245,095	$173	45

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-42,248
• Equity at exit: $38,765

10-year hold

• IRR: -6.0%
• Equity multiple: 0.59×
• Total profit: $-29,496
• Equity at exit: $22,479

Cash invested: $72,797 (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: 444
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$108
• HOA: −$32
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-42

Break-even live

Break-even rent $1,978

Max offer price $252,631

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $32	+0% $-42	+5% $-115	+10% $-189
Rent	-10% $-194	-5% $-118	+0% $-42	+5% $34	+10% $110
Rate	-1.0pp $89	-0.5pp $24	base $-42	+0.5pp $-109	+1.0pp $-178

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5418 Tourmaline Loop San Antonio, TX	3.0	2.0	1388	$1,575	$1.13	6d	1	0.05mi
5330 Tourmaline Loop San Antonio, TX	4.0	2.5	2100	$1,800	$0.86	14d	1	0.09mi
5823 Hematite Rim San Antonio, TX	4.0	2.0	1524	$1,695	$1.11	25d	1	0.11mi
5526 Fossil Way San Antonio, TX	4.0	2.5	2097	$1,895	$0.90	45d	1	0.11mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	23d	1	0.16mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	45d	1	0.17mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	25d	1	0.18mi
5231 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	12d	1	0.22mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.22mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	6d	1	0.24mi
5130 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	45d	1	0.24mi
5230 Jade Xing San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	25d	1	0.24mi
5226 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.24mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.25mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	0.25mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.25mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.26mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	25d	1	0.26mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.28mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	19d	1	0.28mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.28mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	25d	1	0.28mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	25d	1	0.29mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.30mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	25d	1	0.30mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	45d	1	0.30mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.30mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	45d	1	0.31mi
5118 Sandstone Way San Antonio, TX	3.0	2.5	1311	$1,600	$1.22	0d	1	0.32mi
5011 Sandstone Way San Antonio, TX	4.0	2.5	2194	$2,050	$0.93	6d	1	0.35mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	23d	1	0.42mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	5d	1	0.42mi
5962 Celestite Bnd San Antonio, TX	3.0	2.0	1190	$1,723	$1.45	0d	1	0.49mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	25d	1	0.55mi
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	16d	1	0.56mi
5950 Lake Superior St San Antonio, TX	5.0	2.5	1781	$2,275	$1.28	6d	1	0.57mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	45d	1	0.67mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	18d	1	0.70mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	14d	1	0.79mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	3d	1	0.83mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 19 events

1. 2026-06-21
   statusdays on market $259,990 Active 103 DOM
2. 2026-06-18
   days on market $259,990 Price Change 100 DOM
3. 2026-06-17
   days on market $259,990 Price Change 99 DOM
4. 2026-06-16
   days on market $259,990 Price Change 98 DOM
5. 2026-06-15
   days on market $259,990 Price Change 97 DOM
6. 2026-06-13
   pricestatusdays on market $259,990 Price Change 95 DOM
7. 2026-06-09
   days on market $269,990 Active 91 DOM
8. 2026-06-08
   days on market $269,990 Active 90 DOM
9. 2026-06-07
   days on market $269,990 Active 89 DOM
10. 2026-06-04
    days on market $269,990 Active 86 DOM
11. 2026-06-03
    days on market $269,990 Active 85 DOM
12. 2026-06-02
    days on market $269,990 Active 84 DOM
13. 2026-06-01
    days on market $269,990 Active 83 DOM
14. 2026-05-31
    days on market $269,990 Active 82 DOM
15. 2026-05-07
    price $269,990 224-char remark

    Show marketing remark (224 chars)

    The Darrel plan is a 2-story home with 4 bedrooms, 2.5 baths, and a 2-car garage. It features the primary suite downstairs and 3 bedrooms with a flex space upstairs ideal for a home office, arts & craft area, and more.

16. 2026-05-06
    price $269,990 694-char remark

    Show marketing remark (694 chars)

    * Community closeout! FINAL OPPORTUNITIES * Love where you live in Blue Ridge Ranch in San Antonio, TX! The Darrel floor plan is a spacious two-story home with 4 bedrooms, 2.5 baths, game room, and 2-car garage. This home has it all, including vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch cabinets, granite countertops, and stainless-steel appliances! Retreat to the first-floor Owner's Suite featuring double sinks, a sizable shower, and spacious walk-in closet. Don't miss your opportunity to call Blue Ridge Ranch home, schedule a visit today! *Photos are a representation of the floor plan. Options and interior selections will vary.*

17. 2026-03-10
    listed $275,593 New 694-char remark

    Show marketing remark (694 chars)

    * Community closeout! FINAL OPPORTUNITIES * Love where you live in Blue Ridge Ranch in San Antonio, TX! The Darrel floor plan is a spacious two-story home with 4 bedrooms, 2.5 baths, game room, and 2-car garage. This home has it all, including vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch cabinets, granite countertops, and stainless-steel appliances! Retreat to the first-floor Owner's Suite featuring double sinks, a sizable shower, and spacious walk-in closet. Don't miss your opportunity to call Blue Ridge Ranch home, schedule a visit today! *Photos are a representation of the floor plan. Options and interior selections will vary.*

18. 2026-02-13
    price $275,593 224-char remark

    Show marketing remark (224 chars)

    The Darrel plan is a 2-story home with 4 bedrooms, 2.5 baths, and a 2-car garage. It features the primary suite downstairs and 3 bedrooms with a flex space upstairs ideal for a home office, arts & craft area, and more.

19. 2025-12-16
    listed $272,593 Active 224-char remark

    Show marketing remark (224 chars)

    The Darrel plan is a 2-story home with 4 bedrooms, 2.5 baths, and a 2-car garage. It features the primary suite downstairs and 3 bedrooms with a flex space upstairs ideal for a home office, arts & craft area, and more.

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$4,055/yr (+$338/mo · 577.0%)

ⓘ 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 ≥110°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,099
• − Mortgage interest: −$14,563
• − Property taxes: −$703
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$384
• − Depreciation: −$7,563
• Taxable loss: −$5,111
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $727/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• 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 (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: 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 · 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: ▼ -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

-1.0% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $269,990 Zillow
• 2026-05-06 Price Changed $269,990 LERA
• 2026-03-10 Listed $275,593 LERA
• 2026-02-13 Price Changed $275,593 Zillow
• 2025-12-16 Listed $272,593 Zillow

Property tax history

+11.5%/yr

Latest (2025): $703 · +8.1% YoY. Source: county tax records.