927 Magrum Way · San Antonio, TX 78221

$164,990

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 55 Days on market

Built 2023 Good condition 4,791 sqft lot $114/sqft · 18% below area Est $202k · 18% under $29/mo HOA · 2% of rent ↓ 16% 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 +15.0/15.0
• Cash flow +10.6/30.0
• Appreciation +6.0/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.1/10.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

Key facts

• 4,791 sq ft lot
• Community pool
• Built 2023

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; Annual HOA fee ($350) with a $400 association transfer fee; Subdivision: Mission Del Lago

Exterior

• Parking: Garage/driveway parking (details not specified)
• Utilities: City water and sewer (SAWS); Electric service by CPS; Gas service by CPS; Garbage service by city; Spectrum Internet available; Low-flow toilet (green feature)
• Home design: Pre-owned single-family home built by Lennar (approx. 3 years old); Slab foundation; Composition roof
• Construction: Built by Lennar; Cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Cement fiber exterior; Neighborhood amenities include pool, tennis, golf course, clubhouse, park/playground and sports court

Interior

• Kitchen: Stove/Range; Refrigerator; Dishwasher; Disposal; Ice maker connection; Vent fan
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Second bedroom; Third bedroom; Master bedroom approx. 13 x 14; Bedrooms 2 and 3 approx. 10 x 12
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (approx. 5 x 5)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floor plan with living/dining combination; Eat-in kitchen with breakfast bar; Utility room inside; Ground level / no steps; Cable TV and high-speed internet available; Smoke alarm; All window coverings remain; Walk-in closets; Laundry room
• Laundry & utility: Washer connection; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-80 ($-962/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (3.7% below list).
• Recommended offer: $151k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• 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.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $150,824 (8.6% 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 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 8.6

CMA / ARV

• ARV (median comp): $201,579
• List price: $164,990
• Delta: -18.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12060 Overton	0.46mi	3/2.0	1,450 (0%)	2mo	$225,000	$155	76
1526 Amie Blf	0.58mi	3/2.0	1,402 (-3%)	3mo	$193,999	$138	65
13234 Club House Blvd	0.50mi	4/2.0 (+1)	1,377 (-5%)	1mo	$246,675	$179	63
1764 Charlie Cv	0.58mi	3/2.0	1,402 (-3%)	7mo	$190,899	$136	62
751 Vermilion	0.69mi	3/2.0	1,454 (+0%)	8mo	$234,999	$162	61
711 Cook Bnd	0.40mi	3/2.0	1,276 (-12%)	4mo	$154,000	$121	58
1760 Charlie Cv	0.58mi	4/2.0 (+1)	1,575 (+9%)	4mo	$209,999	$133	50
1514 Amie Blf	0.58mi	4/2.0 (+1)	1,575 (+9%)	6mo	$207,999	$132	48
1617 Amie Blf	0.58mi	4/2.0 (+1)	1,575 (+9%)	6mo	$222,999	$142	48
1827 Charlie Cv	0.58mi	4/2.0 (+1)	1,575 (+9%)	7mo	$201,999	$128	48
1843 Charlie Cv	0.58mi	4/2.0 (+1)	1,575 (+9%)	8mo	$198,999	$126	47
1815 Charlie Cv	0.58mi	4/2.0 (+1)	1,600 (+10%)	8mo	$197,999	$124	44

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,929
• Equity at exit: $65,330

10-year hold

• IRR: 3.2%
• Equity multiple: 1.42×
• Total profit: $19,555
• Equity at exit: $94,272

Cash invested: $46,197 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$865
• Tax from tax record: −$373 /mo · $4,475/yr
• Insurance: −$69
• HOA: −$29
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-80

Break-even live

Break-even rent $1,691

Max offer price $150,824

Occupancy floor —

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: $41,248
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	23d	1	0.03mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	10d	1	0.07mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	43d	1	0.09mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	23d	1	0.12mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	21d	1	0.12mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	23d	1	0.13mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	23d	1	0.35mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	43d	1	0.37mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	23d	1	0.41mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	3d	1	0.46mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	17d	1	0.51mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	12d	1	0.52mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	4d	1	0.52mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	23d	1	0.55mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	20d	1	0.55mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	4d	1	0.58mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	23d	1	0.58mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	2d	1	0.73mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	1d	27	0.92mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,360	$1.50	1d	152	1.07mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	4d	1	1.19mi
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	23d	1	1.20mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	43d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 21 events

1. 2026-06-17
   status $164,990 Pending 55 DOM
2. 2026-06-17
   days on market $164,990 Active Option 55 DOM
3. 2026-06-16
   days on market $164,990 Active Option 54 DOM
4. 2026-06-15
   days on market $164,990 Active Option 53 DOM
5. 2026-06-13
   days on market $164,990 Active Option 51 DOM
6. 2026-06-13
   days on market $164,990 Active Option 50 DOM
7. 2026-06-09
   days on market $164,990 Active Option 47 DOM
8. 2026-06-08
   days on market $164,990 Active Option 46 DOM
9. 2026-06-07
   days on market $164,990 Active Option 45 DOM
10. 2026-06-04
    days on market $164,990 Active Option 42 DOM
11. 2026-06-03
    days on market $164,990 Active Option 41 DOM
12. 2026-06-02
    statusdays on market $164,990 Active Option 40 DOM
13. 2026-06-01
    days on market $164,990 Price Change 39 DOM
14. 2026-05-31
    days on market $164,990 Price Change 38 DOM
15. 2026-05-14
    price $169,990 553-char remark
16. 2026-04-23
    listed $170,000 New 553-char remark
17. 2023-11-30
    soldstatus Sold 491-char remark

    Show marketing remark (491 chars)

    This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

18. 2023-11-14
    status Pending 491-char remark

    Show marketing remark (491 chars)

    This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

19. 2023-11-05
    price $191,999 491-char remark

    Show marketing remark (491 chars)

    This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

20. 2023-10-29
    price $194,499 491-char remark

    Show marketing remark (491 chars)

    This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

21. 2023-10-19
    listed $196,999 New 491-char remark

    Show marketing remark (491 chars)

    This Cambria single-story home has a smart layout that offers convenience and seamless living. An open concept layout is situated among the modern kitchen, dining area and family room to allow for easy multitasking. Two secondary bedrooms are found by the front door, while the owner's suite is tucked into the back corner for maximum privacy with a full bathroom. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated COE Nov 2023!

ⓘ 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: $4,475 · $373/mo
• Projected year-2 tax: $4,475 · $373/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,074
• − Mortgage interest: −$9,242
• − Property taxes: −$4,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − HOA: −$348
• − Depreciation: −$4,800
• Taxable loss: −$3,668
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $-82/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 Cosmetic rehab

This well-maintained single-story home offers a clean, comfortable feel with modern updates and a smart layout.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition 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: 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

• 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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: Predominantly Hispanic (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-16.2% since first listed

10 events — show timeline

• 2026-06-17 Pending — LERA
• 2026-06-02 Contingent — LERA
• 2026-05-25 Price Changed $164,990 LERA
• 2026-05-14 Price Changed $169,990 LERA
• 2026-04-23 Listed $170,000 LERA
• 2023-11-30 Sold (MLS) — LERA
• 2023-11-14 Pending — LERA
• 2023-11-05 Price Changed $191,999 LERA
• 2023-10-29 Price Changed $194,499 LERA
• 2023-10-19 Listed $196,999 LERA

Property tax history

-4.7%/yr

Latest (2025): $4,475 · -4.7% YoY. Source: county tax records.