1618 Olive Ibis · San Antonio, TX 78253

$250,950

4 bd · 2.0 ba · 1,572 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition 4,791 sqft lot Est $270k · 7% under $60/mo HOA · 3% 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 +15.2/30.0
• ARV discount +10.7/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Estero is a charming one-story home featured in Redbird Ranch in San Antonio, TX. Featuring 2 classic front exteriors, this 4 bedroom, 2 bathroom home also offers 1586 square feet of living space and a 2-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, shaker style cabinets, stainless steel appliances and an open concept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop, shaker style cabinetry and a spacious tiled walk-in shower. Enjoy additional storage with a large walk-in clos

Key facts

• Gourmet kitchen
• Quartz counter tops
• Ensuite bathroom

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• SHAKER STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT FLOORPLAN
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $251k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $238k (5.2% below list).
• Recommended offer: $238k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hawthorne Pk-8 Academy (math 16% / reading 27%, grade F, #3,470 of 4,322 statewide, top 81%, 621 students, 79% FRL, charter); Edison H S (math 14% / reading 24%, grade F, #1,431 of 1,632 statewide, top 88%, 1,329 students, 90% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 728 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $237,978 (5.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $270,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1618 Olive Ibis	0.00mi	4/2.0	1,572 (0%)	1mo	$250,950	$160	99
1633 Olive Ibis	0.03mi	4/2.0	1,572 (0%)	5mo	$243,950	$155	94
1621 Olive Ibis	0.01mi	3/2.0 (-1)	1,434 (-9%)	4mo	$242,950	$169	76
1645 Olive Ibis	0.03mi	3/2.5 (-1)	1,470 (-6%)	6mo	$240,245	$163	76
1657 Olive Ibis	0.03mi	3/2.0 (-1)	1,434 (-9%)	6mo	$246,200	$172	74
502 Sherman	0.41mi	3/3.0 (-1)	1,531 (-3%)	2mo	$350,000	$229	65
8543 Willow Xing	0.44mi	4/2.5	1,692 (+8%)	3mo	$205,999	$122	62
8523 Willow Xing	0.44mi	4/2.5	1,692 (+8%)	3mo	$195,999	$116	62
914 N Olive #101	0.62mi	3/2.5 (-1)	1,536 (-2%)	5mo	$341,000	$222	56
215 Cunningham Ave	0.52mi	3/2.0 (-1)	1,400 (-11%)	4mo	$380,000	$271	49
214 Rudolph	0.67mi	3/2.5 (-1)	1,757 (+12%)	6mo	$324,990	$185	37
1118 Mason	0.70mi	3/1.5 (-1)	1,374 (-13%)	6mo	$299,999	$218	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-42,104
• Equity at exit: $37,417

10-year hold

• IRR: -16.8%
• Equity multiple: 0.20×
• Total profit: $-56,286
• Equity at exit: $21,698

Cash invested: $70,266 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 728
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,380 high
• Mortgage (P&I): −$1,316
• Tax est. 1.5%: −$314 /mo · $3,764/yr
• Insurance: −$105
• HOA: −$60
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $86

Break-even live

Break-even rent $2,271

Max offer price $250,950

Occupancy floor 91%

Sensitivity live

Price	-10% $259	-5% $172	+0% $86	+5% $-1	+10% $-88
Rent	-10% $-102	-5% $-8	+0% $86	+5% $180	+10% $274
Rate	-1.0pp $212	-0.5pp $150	base $86	+0.5pp $21	+1.0pp $-45

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: $62,738
• Closing costs: $7,528
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 N Pine St San Antonio, TX	4.0	3.0	2034	$2,995	$1.47	45d	1	0.10mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$1,930	$1.35	26d	1	0.11mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$2,215	$1.55	45d	1	0.11mi
330 E Carson St Apt 2301 San Antonio, TX	4.0	3.0	2087	$2,835	$1.36	26d	1	0.11mi
808 E Carson #102 San Antonio, TX	3.0	2.5	1883	$2,900	$1.54	45d	1	0.49mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	45d	1	0.49mi
122 Roy Smith St San Antonio, TX	3.0	1.0–3.0	996	$3,299	$3.31	0d	17	0.56mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	45d	1	0.57mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	26d	1	0.70mi
1136 E Euclid Ave San Antonio, TX	3.0	2.5	1635	$3,200	$1.96	6d	1	0.71mi
210 W Josephine St San Antonio, TX	3.0	1.0–2.0	912	$3,400	$3.73	0d	28	0.75mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,995	$1.06	6d	1	0.81mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.84mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	26d	1	0.85mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	26d	1	0.87mi
515 Nolan St San Antonio, TX	4.0	2.0	1928	$3,500	$1.82	45d	1	0.87mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	45d	1	0.87mi
1817 N Saint Marys St #102 San Antonio, TX	3.0	2.5	1865	$2,850	$1.53	45d	1	0.87mi
1817 N Saint Marys St #502 San Antonio, TX	3.0	2.5	1598	$2,750	$1.72	45d	1	0.87mi
1817 N Saint Marys St #301 San Antonio, TX	3.0	2.5	1616	$2,800	$1.73	45d	1	0.87mi
102 Tendick #305 San Antonio, TX	3.0	2.5	1674	$2,400	$1.43	12d	1	0.88mi
719 E Locust St #4107 San Antonio, TX	3.0	2.5	1952	$3,595	$1.84	0d	1	0.90mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	45d	1	0.95mi
618 E Evergreen St San Antonio, TX	3.0	2.0	1488	$2,395	$1.61	26d	1	0.96mi
723 E Euclid Ave San Antonio, TX	3.0	1.0	1265	$1,297	$1.03	5d	1	0.96mi
723 E Euclid Ave San Antonio, TX	3.0	1.0	1265	$1,297	$1.03	0d	1	0.96mi
431 N Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	17d	1	0.97mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	26d	1	0.97mi
423 N Mesquite St San Antonio, TX	3.0	2.5	1925	$1,750	$0.91	14d	1	0.98mi
126 Armour Pl San Antonio, TX	3.0	3.5	2080	$3,600	$1.73	26d	1	0.99mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	13d	1	1.00mi
302 Tendick #1103 San Antonio, TX	3.0	3.5	1842	$2,400	$1.30	0d	1	1.02mi
411 Ira Ave San Antonio, TX	3.0	3.5	1865	$2,375	$1.27	45d	1	1.03mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	26d	1	1.04mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	24d	1	1.04mi
400 Eleanor Ave San Antonio, TX	3.0	2.0	1630	$1,825	$1.12	6d	1	1.04mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	45d	1	1.05mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	24d	1	1.05mi
311 E Evergreen St San Antonio, TX	3.0	2.5	1382	$2,295	$1.66	45d	1	1.18mi
519 E Ashby Pl San Antonio, TX	3.0	2.0	1218	$2,500	$2.05	45d	1	1.19mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-04-06
   listed $250,950 New

ⓘ 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: $28,557
• − Mortgage interest: −$14,057
• − Property taxes: −$3,764
• − Insurance: −$1,255
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − HOA: −$720
• − Depreciation: −$7,300
• Taxable loss: −$3,108
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $1,775/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-family home in San Antonio, TX is in good condition with a well-maintained exterior and interior. It offers a spacious floor plan with a gourmet kitchen and two bathrooms. The home is located in a desirable neighborhood with community amenities such as a pool and playground. The property is move-in ready and would benefit from some minor updates to the exterior and interior to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping front yard — Improves curb appeal
• Resale Replace kitchen faucet — Modernizes kitchen and adds value
• Resale Replace bathroom faucet — Modernizes bathroom and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping front yard — Improves curb appeal ↑
• Resale Replace kitchen faucet — Modernizes kitchen and adds value ↑
• Resale Replace bathroom faucet — Modernizes bathroom and adds 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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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 events — show timeline

• 2026-04-10 Pending — LERA
• 2026-04-06 Listed $250,950 LERA