2718 Jasper Stone · San Antonio, TX 78264

$147,999

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 100 Days on market

Built 2026 Excellent condition 4,791 sqft lot $107/sqft · 7% below area Est $160k · 8% under $22/mo HOA · 2% of rent ↓ 24% 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 +15.4/30.0
• ARV discount +10.9/15.0
• Appreciation +7.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $57 ($684/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (5.8% below list).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: 359 active listings in the ZIP; 20 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 $7k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $134,679 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $159,999
• List price: $147,999
• Delta: -7.50%
• 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
2706 Jasper Stone	0.02mi	3/2.0	1,380 (0%)	1mo	$141,999	$103	98
2721 Morganite Ring	0.01mi	3/2.0	1,402 (+2%)	1mo	$181,999	$130	96
2717 Morganite Ring	0.01mi	3/2.0	1,411 (+2%)	1mo	$177,999	$126	95
20626 Andalusite Way	0.13mi	3/2.5	1,360 (-1%)	0mo	$146,999	$108	89
2722 Jasper Stone	0.01mi	4/2.0 (+1)	1,500 (+9%)	0mo	$150,999	$101	80
2702 Jasper Stone	0.03mi	4/2.0 (+1)	1,500 (+9%)	2mo	$166,999	$111	78
20511 Andalusite Way	0.07mi	3/2.5	1,189 (-14%)	1mo	$137,999	$116	71
20503 Andalusite Way	0.08mi	3/2.5	1,189 (-14%)	1mo	$137,999	$116	70
20606 Andalusite Way	0.10mi	3/2.5	1,189 (-14%)	1mo	$135,999	$114	69
20572 Andalusite Way	0.10mi	4/2.5 (+1)	1,535 (+11%)	1mo	$159,999	$104	69
20536 Andalusite Way	0.10mi	4/2.5 (+1)	1,535 (+11%)	1mo	$159,999	$104	69
20642 Andalusite Way	0.15mi	3/2.5	1,189 (-14%)	1mo	$157,999	$133	67

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: 11.6%
• Equity multiple: 1.70×
• Total profit: $29,028
• Equity at exit: $74,563

10-year hold

• IRR: 13.2%
• Equity multiple: 3.16×
• Total profit: $89,375
• Equity at exit: $121,577

Cash invested: $41,440 (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: 359
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,220/yr
• Insurance: −$62
• HOA: −$22
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $57

Break-even live

Break-even rent $1,323

Max offer price $147,999

Occupancy floor 91%

Sensitivity live

Price	-10% $159	-5% $108	+0% $57	+5% $6	+10% $-45
Rent	-10% $-53	-5% $2	+0% $57	+5% $112	+10% $167
Rate	-1.0pp $132	-0.5pp $95	base $57	+0.5pp $19	+1.0pp $-20

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	18d	1	0.05mi
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	5d	1	0.12mi
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,550	$1.01	44d	1	0.13mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	44d	1	0.14mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	3d	1	0.14mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	23d	1	0.15mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	18d	1	0.17mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	25d	1	0.19mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.21mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	44d	1	0.25mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	17d	1	0.25mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	25d	1	0.27mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	44d	1	0.66mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	3d	1	0.69mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	25d	1	0.69mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	25d	1	0.69mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	3d	1	0.69mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	44d	1	1.10mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	25d	1	1.23mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	4d	1	1.39mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 20 events

1. 2026-06-15
   statusdays on market $147,999 Pending 100 DOM
2. 2026-06-13
   days on market $147,999 Price Change 99 DOM
3. 2026-06-13
   days on market $147,999 Price Change 98 DOM
4. 2026-06-10
   price $147,999 Price Change 95 DOM
5. 2026-06-09
   days on market $163,999 Price Change 95 DOM
6. 2026-06-08
   days on market $163,999 Price Change 94 DOM
7. 2026-06-07
   pricedays on market $163,999 Price Change 93 DOM
8. 2026-06-04
   days on market $148,999 Price Change 90 DOM
9. 2026-06-03
   days on market $148,999 Price Change 89 DOM
10. 2026-06-02
    days on market $148,999 Price Change 88 DOM
11. 2026-06-01
    days on market $148,999 Price Change 87 DOM
12. 2026-05-31
    days on market $148,999 Price Change 86 DOM
13. 2026-05-16
    listed $150,999 Active 399-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

14. 2026-05-16
    price $150,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

15. 2026-05-13
    price $170,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

16. 2026-05-09
    price $173,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

17. 2026-05-06
    price $174,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

18. 2026-04-09
    price $177,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

19. 2026-03-24
    price $192,999 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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.

20. 2026-03-06
    listed $197,999 New 524-char remark

    Show marketing remark (524 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home. Estimated Completion May 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: $16,736
• − Mortgage interest: −$8,290
• − Property taxes: −$2,220
• − Insurance: −$740
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − HOA: −$264
• − Depreciation: −$4,305
• Taxable loss: −$1,762
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,107/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

Excellent 95/100 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is move-in ready and offers a great opportunity for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants.
• Resale Upgrading the flooring in the bathrooms — Updated flooring can enhance the overall aesthetic and appeal of the bathrooms.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can enhance the overall aesthetic and appeal of the bathrooms. ↑

ⓘ 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

• 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

Price history

-23.7% since first listed

8 events — show timeline

• 2026-05-16 Listed $150,999 Zillow
• 2026-05-16 Price Changed $150,999 LERA
• 2026-05-13 Price Changed $170,999 LERA
• 2026-05-09 Price Changed $173,999 LERA
• 2026-05-06 Price Changed $174,999 LERA
• 2026-04-09 Price Changed $177,999 LERA
• 2026-03-24 Price Changed $192,999 LERA
• 2026-03-06 Listed $197,999 LERA