2708 Morganite Ring · San Antonio, TX 78264

$212,999

4 bd · 2.5 ba · 2,173 sqft · SingleFamily · 12 Days on market

Built 2026 Est $252k · 15% under

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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 +14.5/15.0
• Cash flow +8.0/30.0
• Appreciation +7.0/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.8/10.0

Listing remarks

This new two-story home is host to an open-concept floorplan on the first level combining the kitchen, dining area and family room for effortless entertaining and multitasking. A versatile game room is located upstairs near four bedrooms, including the luxe owner's suite with a spa-inspired bathroom and generous walk-in closet.

Key facts

• Luxe owner's suite
• Game room
• 2 garage spots

Tags

• OPEN-CONCEPT FLOORPLAN
• GAME ROOM
• LUXE OWNER'S SUITE
• SPA-INSPIRED BATHROOM
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $222,999

Exterior

• Parking: 2 parking spaces; 2-car garage
• Home design: Single-family home; Barlow plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Barlow plan); Living area approximately 2,173

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (25.5% below list).
• Recommended offer: $159k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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.
• Market conditions: 329 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $158,758 (25.5% 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. 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $252,068
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20464 Fire Stone	0.29mi	4/2.5	2,173 (0%)	2mo	$209,999	$97	85
2725 Morganite Ring	0.05mi	4/2.5	1,867 (-14%)	1mo	$190,999	$102	74
2741 Morganite Ring	0.07mi	4/2.5	1,867 (-14%)	1mo	$222,999	$119	72
20502 Andalusite Way	0.14mi	4/2.5	1,897 (-13%)	1mo	$198,999	$105	72
20518 Fire Stone	0.28mi	4/2.5	1,867 (-14%)	5mo	$216,999	$116	60
20506 Fire Stone	0.28mi	4/2.5	1,867 (-14%)	5mo	$233,999	$125	60
2815 Ruby Xing	0.33mi	4/2.5	1,948 (-10%)	14mo	$229,900	$118	56
20334 Fire Stone	0.39mi	4/2.5	1,952 (-10%)	16mo	$212,499	$109	51
20318 Fire Stone	0.41mi	4/2.5	1,952 (-10%)	16mo	$229,999	$118	50
20411 Red Coral	0.31mi	4/2.0	1,880 (-14%)	23mo	$182,999	$97	42

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.38×
• Total profit: $22,656
• Equity at exit: $107,311

10-year hold

• IRR: 8.8%
• Equity multiple: 2.46×
• Total profit: $87,285
• Equity at exit: $174,973

Cash invested: $59,640 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-218

Break-even live

Break-even rent $1,863

Max offer price $181,483

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,550	$1.01	44d	1	0.20mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	44d	1	1.16mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	3d	1	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $212,999 Active 12 DOM
2. 2026-06-17
   pricedays on market $212,999 Active 11 DOM
3. 2026-06-16
   days on market $215,999 Active 10 DOM
4. 2026-06-15
   days on market $215,999 Active 9 DOM
5. 2026-06-13
   days on market $215,999 Active 7 DOM
6. 2026-06-13
   days on market $215,999 Active 6 DOM
7. 2026-06-10
   price $215,999 Active 3 DOM
8. 2026-06-09
   days on market $222,999 Active 3 DOM
9. 2026-06-08
   days on market $222,999 Active 2 DOM
10. 2026-06-07
    remarks 329-char remark
11. 2026-06-07
    listed $222,999 Active 1 DOM

ⓘ 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: $19,051
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$6,196
• Taxable loss: −$6,385
• Est. tax savings @ 24.0%: +$1,532
• After-tax cash flow: $-1,081/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: 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

• City population: 1,806,925
• Population (ZIP): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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