436 American Robin Way · San Antonio, TX 78253

$283,950

4 bd · 2.5 ba · 2,084 sqft · SingleFamily · 54 Days on market

Built 2026 Good condition 5,227 sqft lot $136/sqft · 9% below area Est $311k · 9% under $60/mo HOA · 3% of rent ↓ 3% 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).

• ARV discount +11.4/15.0
• Cash flow +8.3/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing The Reese, a two-story home featuring 4 bedrooms, 2.5 baths and a 1-car garage in Redbird Ranch, a new home community located in San Antonio, TX. Here you will find a beautiful open-concept layout with 2084 square feet of living space. Your living room, dining area and kitchen blend together seamlessly with plenty of room for everyday living. The gourmet kitchen includes quartz countertops, stainless steel appliances, and plenty of shaker style cabinets for ultimate storage. The private primary bedroom is located downstairs toward the back of the home and features quality carpet flooring and an attractive ensuite bathroom, complete with a single vanity sink and quartz counter to

Key facts

• Quartz countertops
• Gourmet kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETS
• PRIVATE PRIMARY BEDROOM

Property features AI

Finance

• Financial info: Down payment resource not available
• HOA & community: Mandatory HOA with annual fee; HOA fee $720 annually; Association transfer fee $170; Community amenities: pool, tennis, clubhouse, park/playground, jogging trails, bike trails, sports court, basketball court

Exterior

• Parking: 1-car garage
• Security: Pre-wired for security; Smoke alarm; Carbon monoxide detector
• Utilities: Water service by SAWS; Sewer service by SAWS; Gas supplied by CPS; Electricity supplied by CPS; Garbage service by TIGER; HERS rated (green certification); Water system
• Home design: Single-family home (new construction by D.R. Horton); Siding and cement fiber exterior; Slab foundation; Composition roof; Entry/foyer (6 x 8); Subdivision: Redbird Ranch
• Construction: New construction; Built by D.R. Horton
• Exterior features: Covered patio; Privacy fence; Sprinkler system; Double pane windows; Street paved with curbs and sidewalks; Asphalt improvements

Interior

• Kitchen: Gas cooking; Stove/Range; Dishwasher; Disposal; Ice maker connection; Island and eat-in kitchen; Solid countertops
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2 (12 x 11); Bedroom 3 (13 x 10); Bedroom 4 (12 x 11); Master bedroom (15 x 13)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bath with tub/shower combination and single vanity
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floor plan with living/dining room combination; Eat-in kitchen with island; Game room; Utility room inside; Laundry room (washer and dryer connections); Attic with pull-down stairs; Pre-wired for security; Smoke and carbon monoxide detectors; Solid countertops; Ice maker connection; Disposal; Gas water heater; High-speed internet; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Laundry room inside; Utility room (6 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $284k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (21.5% below list).
• Recommended offer: $223k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 728 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 102 units permitted in Medina County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,016 (21.5% 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 54 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $311,190
• List price: $283,950
• Delta: -8.75%
• 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
121 Sabine Gull	0.12mi	4/3.0	1,968 (-6%)	2mo	$306,950	$156	82
200 Squacco Heron	0.28mi	4/2.0	1,901 (-9%)	4mo	$320,950	$169	67
102 Bahama Woodstar	0.28mi	3/2.5 (-1)	2,241 (+8%)	3mo	$300,000	$134	67
140 Tawny Owl	0.34mi	4/2.5	2,323 (+12%)	2mo	$347,950	$150	63
254 Pigeon Grn	0.67mi	4/3.0	2,042 (-2%)	0mo	$318,500	$156	63
176 Tiger Heron	0.71mi	4/2.5	2,084 (0%)	5mo	$277,950	$133	63
107 Western Gull Dr	0.75mi	4/2.5	2,084 (0%)	5mo	$284,950	$137	61
183 Amethyst Woodstar	0.43mi	3/2.5 (-1)	2,279 (+9%)	4mo	$274,900	$121	56
127 Sage Sparrow	0.55mi	4/2.0	1,901 (-9%)	2mo	$270,000	$142	56
132 Pigeon Grn	0.65mi	4/3.0	1,968 (-6%)	3mo	$304,950	$155	56
149 Western Gull Dr	0.72mi	4/2.5	1,839 (-12%)	4mo	$270,950	$147	43
123 Western Gull Dr	0.74mi	4/2.5	1,839 (-12%)	4mo	$272,950	$148	43

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: -26.4%
• Equity multiple: 0.13×
• Total profit: $-69,068
• Equity at exit: $42,338

10-year hold

• IRR: -38.6%
• Equity multiple: -0.34×
• Total profit: $-106,478
• Equity at exit: $24,551

Cash invested: $79,506 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,259/yr
• Insurance: −$118
• HOA: −$60
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-260

Break-even live

Break-even rent $2,560

Max offer price $246,257

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-162	+0% $-260	+5% $-359	+10% $-457
Rent	-10% $-437	-5% $-349	+0% $-260	+5% $-172	+10% $-84
Rate	-1.0pp $-117	-0.5pp $-188	base $-260	+0.5pp $-334	+1.0pp $-409

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: $70,988
• Closing costs: $8,518
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Little Owl San Antonio, TX	5.0	3.0	2498	$2,600	$1.04	45d	1	0.01mi
398 American Robin Way San Antonio, TX	5.0	3.0	2640	$2,600	$0.98	45d	1	0.03mi
111 Sabine Gull San Antonio, TX	5.0	3.0	2480	$2,600	$1.05	45d	1	0.13mi
1616 House Finch Dr San Antonio, TX	5.0	2.5	1891	$2,025	$1.07	16d	1	0.15mi
227 American Robin Way San Antonio, TX	5.0	3.0	2640	$2,600	$0.98	45d	1	0.18mi
156 Crowned Crane San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	16d	1	0.44mi
165 Kakapo Dr San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	0d	1	0.50mi
176 Scarlet Macaw San Antonio, TX	3.0	2.0	1496	$1,750	$1.17	25d	1	0.53mi
187 Scarlet Macaw San Antonio, TX	3.0	2.5	2397	$1,995	$0.83	6d	1	0.54mi
129 Garden Emerald San Antonio, TX	4.0	2.0	1898	$1,850	$0.97	45d	1	0.58mi
159 Perch Horizon San Antonio, TX	3.0	2.5	2086	$1,750	$0.84	6d	1	0.85mi
156 Katherine Way San Antonio, TX	4.0	2.5	2700	$2,050	$0.76	25d	1	0.86mi
206 Nesting Cyn San Antonio, TX	4.0	2.5	2492	$1,741	$0.70	6d	1	0.87mi
157 Quiet Elk San Antonio, TX	3.0	2.5	2088	$1,650	$0.79	45d	1	0.97mi
191 Quiet Elk San Antonio, TX	3.0	2.0	1758	$1,545	$0.88	0d	1	1.01mi
139 Nesting Gdn San Antonio, TX	3.0	2.0	1588	$1,600	$1.01	6d	1	1.04mi
252 Elisabeth Run San Antonio, TX	5.0	2.5	2614	$1,995	$0.76	46d	1	1.07mi
139 Kildeer Crk San Antonio, TX	3.0	2.0	1442	$1,650	$1.14	23d	1	1.13mi
139 Kildeer Crk San Antonio, TX	3.0	2.0	1615	$1,650	$1.02	45d	1	1.13mi
211 Finch Knl San Antonio, TX	3.0	2.0	1799	$1,700	$0.94	45d	1	1.14mi
153 Nespral Dr San Antonio, TX	3.0	2.0	1484	$1,595	$1.07	25d	1	1.24mi
15583 Lonehollow Lk San Antonio, TX	3.0	2.0	1446	$2,100	$1.45	46d	1	1.28mi
197 Nespral Dr Unit 197 Nespral San Antonio, TX	4.0	2.5	1676	$1,595	$0.95	6d	1	1.30mi
186 Nespral Dr San Antonio, TX	4.0	2.5	1676	$1,650	$0.98	25d	1	1.30mi
209 Nespral Dr San Antonio, TX	3.0	2.0	1484	$1,595	$1.07	25d	1	1.31mi
210 Nespral Dr San Antonio, TX	3.0–4.0	2.0–2.5	1487	$1,595	$1.07	45d	1	1.32mi
255 Nespral Dr Unit 259 San Antonio, TX	4.0	2.5	1640	$2,050	$1.25	45d	1	1.36mi
335 Nespral Dr San Antonio, TX	3.0	2.0	1484	$1,595	$1.07	25d	1	1.43mi
339 Nespral Dr San Antonio, TX	3.0	2.0	1484	$1,595	$1.07	6d	1	1.44mi
339 Nespral Dr San Antonio, TX	3.0	2.0	1484	$1,595	$1.07	12d	1	1.44mi
345 Nespral Dr , TX	3.0	2.0	1484	$1,595	$1.07	6d	1	1.44mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 16 events

1. 2026-06-21
   days on market $283,950 Active 54 DOM
2. 2026-06-18
   days on market $283,950 Active 51 DOM
3. 2026-06-17
   days on market $283,950 Active 50 DOM
4. 2026-06-16
   days on market $283,950 Active 49 DOM
5. 2026-06-15
   days on market $283,950 Active 48 DOM
6. 2026-06-13
   days on market $283,950 Active 46 DOM
7. 2026-06-09
   days on market $283,950 Active 42 DOM
8. 2026-06-08
   days on market $283,950 Active 41 DOM
9. 2026-06-07
   days on market $283,950 Active 40 DOM
10. 2026-06-04
    days on market $283,950 Active 37 DOM
11. 2026-06-03
    days on market $283,950 Active 36 DOM
12. 2026-06-02
    days on market $283,950 Active 35 DOM
13. 2026-06-01
    days on market $283,950 Active 34 DOM
14. 2026-05-31
    days on market $283,950 Active 33 DOM
15. 2026-05-06
    price $283,950 1635-char remark
16. 2026-04-28
    listed $292,450 New 1635-char remark

ⓘ 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: $26,762
• − Mortgage interest: −$15,906
• − Property taxes: −$4,259
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$720
• − Depreciation: −$8,260
• Taxable loss: −$8,085
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-1,185/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 two-story home in Redbird Ranch is in good condition with a well-maintained exterior and interior. It offers a spacious open-concept layout and is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace carpet in bedrooms — Improves comfort and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace carpet in bedrooms — Improves comfort and reduces maintenance costs ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

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 · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

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

-2.9% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $283,950 LERA
• 2026-04-28 Listed $292,450 LERA