4917 Winecup Cv · San Antonio, TX 78109

$181,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 47 Days on market

Built 2026 Excellent condition 4,791 sqft lot $134/sqft · at area comps Est $177k · at est. $56/mo HOA · 3% of rent

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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).

• Cash flow +12.9/30.0
• ARV discount +6.2/15.0
• Condition / age +5.0/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Estimated Completion July 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

• En suite bathroom
• Luxe owner's suite
• Open floorplan

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• LUXE OWNER'S SUITE
• EN SUITE BATHROOM
• GENEROUS WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $182k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (9.5% below list).
• Recommended offer: $165k (9.5% 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.
• 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.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 47 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,620 (9.5% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $176,999
• List price: $181,999
• Delta: 2.82%
• 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
4957 Winecup Cv	0.05mi	3/2.5	1,360 (0%)	0mo	$160,999	$118	98
4949 Winecup Cv	0.04mi	3/2.5	1,360 (0%)	1mo	$160,999	$118	98
4902 Winecup Cv	0.05mi	3/2.5	1,360 (0%)	1mo	$186,999	$137	97
11926 Spiderwort Rdg	0.04mi	3/2.5	1,360 (0%)	2mo	$175,999	$129	97
4965 Winecup Cv	0.06mi	3/2.5	1,360 (0%)	1mo	$163,999	$121	96
11942 Spiderwort Rdg	0.04mi	3/2.5	1,189 (-13%)	1mo	$163,999	$138	76
11930 Spiderwort Rdg	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$172,999	$113	71
11922 Spiderwort Rdg	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$177,999	$116	71
11946 Spiderwort Rdg	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$177,999	$116	71
11906 Spiderwort Rdg	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$171,999	$112	71
4961 Winecup Cv	0.05mi	4/2.5 (+1)	1,535 (+13%)	1mo	$199,999	$130	70
4953 Winecup Cv	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$200,999	$131	70

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-35,101
• Equity at exit: $27,137

10-year hold

• IRR: -22.5%
• Equity multiple: 0.02×
• Total profit: $-50,056
• Equity at exit: $15,736

Cash invested: $50,960 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$954
• Tax est. 1.5%: −$227 /mo · $2,730/yr
• Insurance: −$76
• HOA: −$56
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-13

Break-even live

Break-even rent $1,663

Max offer price $180,081

Occupancy floor 96%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	24d	1	0.02mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	4d	1	0.07mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,300	$1.28	4d	1	0.11mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	44d	1	0.13mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	11d	1	0.56mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	2d	82	0.73mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	24d	1	1.24mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	3d	1	1.26mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	3d	1	1.29mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	4d	1	1.30mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	20d	1	1.31mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	4d	1	1.31mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	24d	1	1.32mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	44d	1	1.34mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	24d	1	1.34mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	4d	1	1.35mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	24d	1	1.35mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	22d	1	1.35mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	20d	1	1.35mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	4d	1	1.35mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	24d	1	1.36mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	44d	1	1.36mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	1.37mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	22d	1	1.37mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	11d	1	1.37mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	4d	1	1.38mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	22d	1	1.40mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	24d	1	1.40mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	2d	1	1.41mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	24d	1	1.43mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	15d	1	1.44mi
12932 Lake Fryer Converse, TX	3.0	2.0	1230	$1,200	$0.98	4d	1	1.45mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 9 events

1. 2026-06-08
   status $181,999 Pending 47 DOM
2. 2026-06-07
   days on market $181,999 Active 47 DOM
3. 2026-06-04
   days on market $181,999 Active 44 DOM
4. 2026-06-03
   days on market $181,999 Active 43 DOM
5. 2026-06-02
   days on market $181,999 Active 42 DOM
6. 2026-06-01
   days on market $181,999 Active 41 DOM
7. 2026-05-31
   statusdays on market $181,999 Active 40 DOM
8. 2026-05-09
   price $180,999 522-char remark

   Show marketing remark (522 chars)

   The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Estimated Completion July 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.

9. 2026-04-21
   listed $181,999 New 522-char remark

   Show marketing remark (522 chars)

   The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Estimated Completion July 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: $19,754
• − Mortgage interest: −$10,195
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − HOA: −$672
• − Depreciation: −$5,295
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $611/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 · 6 photos

Excellent 100/100 None rehab

This two-story home is in excellent condition with a spacious open floorplan and well-maintained exterior. It offers a high ROI with potential for updates to the kitchen, bathrooms, and HVAC system to further increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value.
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants.
• Both Flooring replacement — Replacing worn-out flooring can enhance the home's appearance and value.
• Both Interior wall updates — Updating the paint and decor can make the interior more inviting and attractive to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value. ↑
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Flooring replacement — Replacing worn-out flooring can enhance the home's appearance and value. ↑
• Both Interior wall updates — Updating the paint and decor can make the interior more inviting and attractive to potential buyers/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: 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

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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $180,999 LERA
• 2026-04-21 Listed $181,999 LERA