11725 Luckey Vis · San Antonio, TX 78252

$220,000

3 bd · 2.5 ba · 1,221 sqft · SingleFamily public records · 22 Days on market

Built 2011 5,619 sqft lot Est $194k · 13% over $40/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +10.0/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• ARV discount +1.5/15.0

Listing remarks

USDA Eligible - No Down Payment Needed! Welcome Home to 11725 Luckey Vista! This beautiful 2-story home features 3 bedrooms, 2 baths, and an open floor plan, all situated on a lot with a spacious backyard waiting for your personal touch. Recent updates include, fresh interior paint, new carpet in all bedrooms and stairs and new fixtures. This home boasts great curb appeal with majestic trees in the front yard. This is a must-see to truly appreciate! The sellers are motivated and ready to make a deal!

Key facts

• 5,619 sq ft lot
• 2 garage spots
• Built 2011

Property features AI

Finance

• Other: Subdivision: Luckey Ranch
• HOA & community: Mandatory HOA; HOA fee $480 annually; Association transfer fee $250; Community amenities include park/playground, jogging trails, sports court, BBQ/grill, basketball court, fishing pier

Exterior

• Parking: 2-car garage
• Utilities: Water service by SAWS; Sewer service by SAWS; Electricity by CPS
• Home design: Pre-owned single-family home; Approximate age: 15 years; Brick and siding exterior; Entry with small foyer (8 x 6); Open floorplan
• Construction: Slab foundation; Composition roof
• Exterior features: Privacy fence; Double-pane windows; Mature trees

Interior

• Kitchen: Microwave; Stove/Range; Refrigerator; Dishwasher; Breakfast area (9 x 7); Kitchen area (10 x 9)
• Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan, full bath (split floorplan); Bedroom 2 (10 x 9); Bedroom 3 (10 x 11)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Open floor plan; 1 living area; 2 eating areas; Breakfast bar; Utility room inside; Laundry on upper level; Walk-in closets; Electric water heater
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Utility room (6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (25.2% below list).
• Recommended offer: $165k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% 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).
• Market conditions: Rents soft (-1.7%/yr); 555 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); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,627 (25.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $194,139
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11710 Luckey Vis	0.04mi	3/2.0	1,404 (+15%)	6mo	$165,000	$118	66
5919 Cooper Cash	0.34mi	3/2.5	1,356 (+11%)	3mo	$255,900	$189	63
12323 Commander Dr	0.57mi	3/2.5	1,290 (+6%)	1mo	$205,000	$159	63
12355 Mahoney Ml	0.64mi	3/2.5	1,290 (+6%)	0mo	$197,000	$153	60
10905 Quinn Ct	0.39mi	3/2.5	1,356 (+11%)	4mo	$252,900	$187	60
6723 Luckey Path	0.22mi	3/2.0	1,400 (+15%)	5mo	$220,000	$157	59
6519 Luckey Sq	0.29mi	3/2.0	1,404 (+15%)	3mo	$165,000	$118	57
6810 Luckey	0.28mi	3/2.0	1,404 (+15%)	5mo	$205,000	$146	56
10829 Quinn Ct	0.38mi	3/2.5	1,356 (+11%)	11mo	$259,900	$192	55
6935 Luckey	0.38mi	3/2.0	1,404 (+15%)	3mo	$239,990	$171	53
7528 Romaire Run	0.73mi	3/2.5	1,300 (+6%)	4mo	$169,000	$130	52
5715 Texas Cyn	0.74mi	3/2.0	1,352 (+11%)	10mo	$219,000	$162	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.68×
• Total profit: $-19,801
• Equity at exit: $63,861

10-year hold

• IRR: -2.9%
• Equity multiple: 0.71×
• Total profit: $-18,098
• Equity at exit: $76,749

Cash invested: $61,600 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$92
• HOA: −$40
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-133

Break-even live

Break-even rent $1,815

Max offer price $196,442

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-71	+0% $-133	+5% $-196	+10% $-258
Rent	-10% $-263	-5% $-198	+0% $-133	+5% $-68	+10% $-3
Rate	-1.0pp $-23	-0.5pp $-77	base $-133	+0.5pp $-190	+1.0pp $-248

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	26d	1	0.15mi
12118 Luckey Vw San Antonio, TX	3.0	2.0	1404	$1,545	$1.10	45d	1	0.26mi
6519 Luckey Sq San Antonio, TX	3.0	2.0	1404	$1,550	$1.10	6d	1	0.28mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	26d	1	0.31mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	45d	1	0.31mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	0d	1	0.34mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	45d	1	0.35mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	0d	21	0.45mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,650	$1.71	0d	1	0.46mi
12014 Latour Vly San Antonio, TX	3.0	2.5	1428	$1,469	$1.03	5d	1	0.47mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	5d	1	0.51mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	24d	1	0.51mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	45d	1	0.56mi
11803 Claudette St San Antonio, TX	3.0	2.5	1420	$1,595	$1.12	45d	1	0.64mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	26d	1	0.71mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	0d	1	0.71mi
7318 Sharma Vly San Antonio, TX	3.0	2.5	1428	$1,395	$0.98	26d	1	0.73mi
6175 Texas Cyn San Antonio, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	26d	1	0.74mi
5607 Forest Cyn San Antonio, TX	3.0	2.0	1097	$1,480	$1.35	45d	1	0.80mi
12324 Claiborne San Antonio, TX	3.0	2.0	1404	$1,445	$1.03	45d	1	0.81mi
11922 Lake Parker San Antonio, TX	3.0	2.5	1428	$3,500	$2.45	0d	1	0.82mi
11343 Fire Cyn San Antonio, TX	2.0	1.0	851	$1,180	$1.39	26d	1	0.82mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	45d	1	0.85mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	26d	1	0.85mi
7322 Bowdre San Antonio, TX	3.0	2.5	1381	$1,600	$1.16	45d	1	0.87mi
11459 Coral Cyn San Antonio, TX	3.0	2.0	1097	$1,500	$1.37	26d	1	0.92mi
11407 Indian Cyn San Antonio, TX	3.0	2.0	1097	$1,535	$1.40	6d	1	0.94mi
11324 Indian Cyn San Antonio, TX	2.0	1.0	851	$1,200	$1.41	22d	1	0.97mi
11934 Luckey Villa San Antonio, TX	2.0	2.0	996	$1,500	$1.51	22d	1	0.98mi
7551 Bowdre San Antonio, TX	3.0	2.5	1209	$1,650	$1.36	26d	1	0.99mi
11214 Indian Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	26d	1	1.03mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	22d	1	1.04mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	6d	1	1.04mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	26d	1	1.06mi
5703 Fossil Cyn San Antonio, TX	3.0	2.0	1233	$1,420	$1.15	45d	1	1.07mi
5535 Hidden Cyn San Antonio, TX	3.0	2.0	1233	$1,700	$1.38	26d	1	1.08mi
5922 Hickory Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	26d	1	1.12mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,595	$1.21	0d	1	1.15mi
10930 Moonlit Cyn San Antonio, TX	3.0	2.0	1233	$1,345	$1.09	45d	1	1.25mi
12515 Antilia San Antonio, TX	3.0	2.0	1405	$1,800	$1.28	13d	1	1.25mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 15 events

1. 2026-06-21
   days on market $220,000 Active 22 DOM
2. 2026-06-18
   days on market $220,000 Active 19 DOM
3. 2026-06-17
   days on market $220,000 Active 18 DOM
4. 2026-06-16
   days on market $220,000 Active 17 DOM
5. 2026-06-15
   days on market $220,000 Active 16 DOM
6. 2026-06-13
   statusdays on market $220,000 Active 14 DOM
7. 2026-06-09
   days on market $220,000 New 10 DOM
8. 2026-06-08
   days on market $220,000 New 9 DOM
9. 2026-06-07
   days on market $220,000 New 8 DOM
10. 2026-06-04
    days on market $220,000 New 5 DOM
11. 2026-06-03
    days on market $220,000 New 4 DOM
12. 2026-06-02
    days on market $220,000 New 3 DOM
13. 2026-06-01
    days on market $220,000 New 2 DOM
14. 2026-05-31
    remarks 506-char remark
15. 2026-05-31
    listed $220,000 New 1 DOM

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $4,026 · $336/mo
• Expected delta: +$2,244/yr (+$187/mo · 125.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,755
• − Mortgage interest: −$12,323
• − Property taxes: −$1,782
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$480
• − Depreciation: −$6,400
• Taxable loss: −$5,491
• Est. tax savings @ 24.0%: +$1,318
• After-tax cash flow: $-282/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: 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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 event — show timeline

• 2026-05-30 Listed $220,000 LERA

Property tax history

+5.7%/yr

Latest (2025): $1,782 · -57.9% YoY. Source: county tax records.