Sentosa Plan · Marion, TX 78124

$229,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 121 Days on market

Good condition Garage

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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).

• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This new four-bedroom home offers convenient single-story living. An open-concept floorplan maximizes interior space and encourages seamless transitions between a modern kitchen, elegant dining room and comfortable family room. Three secondary bedrooms are tucked away to the side of the home, while a luxurious owner's suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet.

Key facts

• Elegant dining room
• Single-story living
• Modern kitchen

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT FLOORPLAN
• MODERN KITCHEN
• ELEGANT DINING ROOM
• COMFORTABLE FAMILY ROOM
• LUXURIOUS OWNER'S SUITE

🏗️ New construction. The $229,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $472,068.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (17.9% below list).
• Recommended offer: $189k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 4.5% in Marion — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: 667 active listings in the ZIP; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• 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 121 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $188,818 (17.9% 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 121 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.40% ✗
• Cap rate: 1.79%
• Cash-on-cash: -16.08%
• DSCR: 0.28
• GRM: 20.8

CMA / ARV

• ARV (median comp): $472,068
• List price: $229,999
• Delta: -51.28%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17585 Fargoer	0.11mi	3/2.0 (-1)	1,845 (+17%)	2mo	$650,000	$352	63
5825 Blacksmith	2.23mi	3/2.5 (-1)	1,504 (-4%)	16mo	$410,000	$273	37
374 Cub Dr	1.85mi	3/2.0 (-1)	1,513 (-4%)	45mo	$150,000	$99	33
4715 FM 2538	1.54mi	3/2.0 (-1)	1,410 (-10%)	58mo	$370,000	$262	22
322 Cub Dr	1.94mi	3/2.0 (-1)	1,404 (-11%)	41mo	$250,000	$178	22
339 Century Oaks Dr	1.62mi	3/2.0 (-1)	1,954 (+24%)	30mo	$539,875	$276	15
425 Stearman Ln	2.07mi	3/2.0 (-1)	1,216 (-23%)	53mo	$230,000	$189	15
425 FM 2538	1.96mi	3/2.5 (-1)	1,879 (+19%)	40mo	$578,500	$308	13

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -47.7%
• Equity multiple: -0.43×
• Total profit: $-189,243
• Equity at exit: $70,387

10-year hold

• IRR: -91.2%
• Equity multiple: -1.34×
• Total profit: $-309,891
• Equity at exit: $40,816

Cash invested: $132,179 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 1 under contract
• Months of supply: 60.0 mo (2%/mo absorbed)
• Median asking: $247,499 ($152/sqft)
• Median days on market: 121 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +97.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78124

• Active inventory: 667
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$2,476
• Tax est. 1.5%: −$590 /mo · $7,081/yr
• Insurance: −$197
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-1,771

Break-even live

Break-even rent $4,130

Max offer price $215,846

Occupancy floor —

Sensitivity live

Price	-10% $-1,444	-5% $-1,608	+0% $-1,771	+5% $-1,934	+10% $-2,097
Rent	-10% $-1,920	-5% $-1,845	+0% $-1,771	+5% $-1,696	+10% $-1,622
Rate	-1.0pp $-1,533	-0.5pp $-1,651	base $-1,771	+0.5pp $-1,893	+1.0pp $-2,017

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: $118,017
• Closing costs: $14,162
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 5817 Cibolo Flds, Marion TX 78124
• Financial info: List price $241,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named SentosaSingle-family property listed as Active

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,575

Listing history 50 events

1. 2026-09-24
   days on market $229,999 Active 121 DOM
2. 2026-09-23
   days on market $229,999 Active 120 DOM
3. 2026-09-22
   days on market $229,999 Active 119 DOM
4. 2026-09-21
   days on market $229,999 Active 118 DOM
5. 2026-09-20
   days on market $229,999 Active 117 DOM
6. 2026-09-19
   days on market $229,999 Active 116 DOM
7. 2026-09-18
   days on market $229,999 Active 115 DOM
8. 2026-09-17
   days on market $229,999 Active 114 DOM
9. 2026-09-16
   days on market $229,999 Active 113 DOM
10. 2026-09-15
    days on market $229,999 Active 112 DOM
11. 2026-09-14
    days on market $229,999 Active 111 DOM
12. 2026-09-13
    days on market $229,999 Active 110 DOM
13. 2026-09-12
    days on market $229,999 Active 109 DOM
14. 2026-09-11
    days on market $229,999 Active 108 DOM
15. 2026-09-05
    days on market $229,999 Active 102 DOM
16. 2026-09-04
    days on market $229,999 Active 101 DOM
17. 2026-09-03
    days on market $229,999 Active 100 DOM
18. 2026-08-30
    days on market $229,999 Active 96 DOM
19. 2026-08-29
    days on market $229,999 Active 95 DOM
20. 2026-08-28
    days on market $229,999 Active 94 DOM
21. 2026-08-27
    days on market $229,999 Active 93 DOM
22. 2026-08-26
    days on market $229,999 Active 92 DOM
23. 2026-08-25
    days on market $229,999 Active 91 DOM
24. 2026-08-24
    days on market $229,999 Active 90 DOM
25. 2026-08-23
    days on market $229,999 Active 89 DOM
26. 2026-08-22
    days on market $229,999 Active 88 DOM
27. 2026-08-21
    days on market $229,999 Active 87 DOM
28. 2026-08-20
    days on market $229,999 Active 86 DOM
29. 2026-08-19
    days on market $229,999 Active 85 DOM
30. 2026-08-18
    days on market $229,999 Active 84 DOM
31. 2026-08-17
    days on market $229,999 Active 83 DOM
32. 2026-08-16
    days on market $229,999 Active 82 DOM
33. 2026-08-15
    days on market $229,999 Active 81 DOM
34. 2026-08-14
    days on market $229,999 Active 80 DOM
35. 2026-08-13
    days on market $229,999 Active 79 DOM
36. 2026-08-12
    days on market $229,999 Active 78 DOM
37. 2026-08-11
    days on market $229,999 Active 77 DOM
38. 2026-08-10
    days on market $229,999 Active 76 DOM
39. 2026-08-09
    days on market $229,999 Active 75 DOM
40. 2026-08-08
    days on market $229,999 Active 74 DOM
41. 2026-08-06
    days on market $229,999 Active 72 DOM
42. 2026-08-05
    days on market $229,999 Active 71 DOM
43. 2026-08-04
    days on market $229,999 Active 70 DOM
44. 2026-08-03
    days on market $229,999 Active 69 DOM
45. 2026-07-31
    days on market $229,999 Active 66 DOM
46. 2026-07-30
    days on market $229,999 Active 64 DOM
47. 2026-07-28
    days on market $229,999 Active 63 DOM
48. 2026-07-26
    pricedays on market $229,999 Active 61 DOM
49. 2026-07-24
    days on market $231,999 Active 59 DOM
50. 2026-07-23
    days on market $231,999 Active 58 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,658
• − Mortgage interest: −$26,443
• − Property taxes: −$7,081
• − Insurance: −$2,360
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$13,733
• Taxable loss: −$30,584
• Est. tax savings @ 24.0%: +$7,340
• After-tax cash flow: $-13,908/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,875–$23,625 screening

This single-story home offers a good condition with a modern kitchen, well-maintained exterior, and fresh interior paint. It is ready for move-in and would benefit from a fresh coat of exterior paint to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

C Composite livability gradescore 66/100

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guadalupe · 2,336,851 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 6,907
• Household income: $82,534
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 47% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

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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: ▼ -126.83%
• Current HPI: 189.5796
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Address: 5817 Cibolo Flds, Marion TX 78124
• Financial info: List price $241,999

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction plan named SentosaSingle-family property listed as Active

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area of 1,575