12202 Orts Cv · San Antonio, TX 78073

$179,999

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 42 Days on market

Built 2026 Excellent condition 4,791 sqft lot $143/sqft · 6% below area Est $192k · 6% under $92/mo HOA · 5% of rent ↓ 14% 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 +12.9/30.0
• ARV discount +10.3/15.0
• Appreciation +6.3/10.0
• Condition / age +5.0/5.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. 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

• Lovely dining area
• Adjoining bathroom
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FAMILY ROOM
• MULTI-FUNCTIONAL KITCHEN
• LOVELY DINING AREA
• OWNER'S SUITE
• ADJOINING BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-13 ($-156/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (7.0% below list).
• Recommended offer: $167k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, crime F.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 325 active listings in the ZIP; 7 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 $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,458 (7.0% 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 42 days. Have you received any prior offers? Is the seller open to a 7% 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. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.0

CMA / ARV

• ARV (median comp): $191,724
• List price: $179,999
• Delta: -6.12%
• 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
4611 Legacy Trl	0.04mi	3/2.0	1,260 (0%)	0mo	$174,999	$139	98
4614 Legacy Trl	0.06mi	3/2.0	1,260 (0%)	2mo	$179,999	$143	96
4623 Legacy Trl	0.06mi	3/2.0	1,260 (0%)	2mo	$180,999	$144	96
4603 Legacy Pt	0.06mi	3/2.0	1,260 (0%)	4mo	$208,999	$166	94
4635 Legacy Trl	0.09mi	3/2.0	1,260 (0%)	3mo	$188,999	$150	93
4630 Legacy Trl	0.09mi	3/2.0	1,260 (0%)	5mo	$204,999	$163	92
4702 Legacy Trl	0.13mi	3/2.0	1,260 (0%)	5mo	$191,999	$152	90
12926 Bone Dry Ln	0.50mi	3/2.0	1,245 (-1%)	2mo	$182,931	$147	74
12914 Bone Dry Ln	0.51mi	3/2.0	1,245 (-1%)	6mo	$193,727	$156	69
12931 Bone Dry Ln	0.57mi	3/2.0	1,242 (-1%)	6mo	$216,009	$174	66
12930 Bone Dry Ln	0.50mi	3/2.5	1,389 (+10%)	5mo	$197,125	$142	54
12907 Jeopardy Ave	0.51mi	2/2.5 (-1)	1,389 (+10%)	4mo	$203,898	$147	49

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.34×
• Total profit: $17,165
• Equity at exit: $76,923

10-year hold

• IRR: 9.2%
• Equity multiple: 2.33×
• Total profit: $67,173
• Equity at exit: $115,517

Cash invested: $50,400 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 325
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$92
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-13

Break-even live

Break-even rent $1,691

Max offer price $178,116

Occupancy floor 96%

Sensitivity live

Price	-10% $111	-5% $49	+0% $-13	+5% $-75	+10% $-137
Rent	-10% $-145	-5% $-79	+0% $-13	+5% $53	+10% $119
Rate	-1.0pp $78	-0.5pp $33	base $-13	+0.5pp $-60	+1.0pp $-107

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 Legacy Trl Von Ormy, TX	4.0	2.0	1668	$1,695	$1.02	5d	1	0.00mi
4839 Legacy Pt Von Ormy, TX	4.0	2.0	1668	$1,795	$1.08	22d	1	0.30mi
13139 Watson Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1017	$1,617	$1.59	3d	1	0.58mi
12955 Fischer Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	24d	1	0.78mi
11835 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	1.42mi
11815 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,750	$1.09	44d	1	1.45mi
6002 Sliding Way Von Ormy, TX	3.0	2.0	1402	$1,425	$1.02	24d	1	1.49mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 4 events

1. 2026-05-06
   status Pending 582-char remark

   Show marketing remark (582 chars)

   The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. 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. 2026-04-30
   price $179,999 582-char remark

   Show marketing remark (582 chars)

   The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. 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.

3. 2026-04-04
   price $203,999 582-char remark

   Show marketing remark (582 chars)

   The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. 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.

4. 2026-03-25
   listed $208,999 New 582-char remark

   Show marketing remark (582 chars)

   The Beckman - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. 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: $20,095
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − HOA: −$1,104
• − Depreciation: −$5,236
• Taxable loss: −$3,143
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $598/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 · 3 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior with a spacious layout, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers.
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers.
• Both Flooring replacement — Replacing worn-out flooring can improve the home's appearance and increase its value.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase the home's value and appeal to buyers. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the home's appearance and increase its value. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and reduces energy costs for tenants. ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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
• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-13.9% since first listed

4 events — show timeline

• 2026-05-06 Pending — LERA
• 2026-04-30 Price Changed $179,999 LERA
• 2026-04-04 Price Changed $203,999 LERA
• 2026-03-25 Listed $208,999 LERA