10767 Aqueduct Crk · San Antonio, TX 78214

$158,499

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 50 Days on market

Built 2026 Good condition 4,791 sqft lot $106/sqft · 30% below area Est $227k · 30% under $100/mo HOA · 6% of rent ↓ 12% 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

The Timms- This convenient single-story plan opens to three secondary bedrooms framing the entryway. Down the hall, an open peninsula-style kitchen overlooks an inviting dining area and a spacious family room, ideal for seamless modern living. The owner's suite is ideally situated in the back corner to provide a serene retreat, featuring a bedroom, attached bathroom and a 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

• 4,791 sq ft lot
• Community pool
• Built 2026

Property features AI

Finance

• Other: Subdivision: Espada
• HOA & community: Mandatory HOA; Quarterly HOA fee of $300; Association transfer fee: $450; Community amenities include pool, tennis, clubhouse, and park/playground

Exterior

• Utilities: Water service: SAWS; Sewer: City sewer system; Gas supplier: CPS; Electric supplier: CPS; Garbage service: Frontier
• Home design: Single-family home (new construction by Lennar); Cement fiber exterior; Composition roof; Slab foundation
• Construction: Built by Lennar; New construction
• Exterior features: Privacy fence

Interior

• Kitchen: Kitchen dimensions: 9 x 9; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 12; Bedroom 3: 10 x 11; Bedroom 4: 10 x 11; Master bedroom dimensions: 11 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (7 x 5)
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; One living area; Cable TV available; Utility room inside; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• 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.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 151 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 44% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 50 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,744 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.03% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.1

CMA / ARV

• ARV (median comp): $226,999
• List price: $158,499
• Delta: -30.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10713 Aqueduct Crk	0.09mi	4/2.0	1,483 (-1%)	1mo	$202,499	$137	93
10470 Pacaos Pl	0.11mi	4/2.0	1,483 (-1%)	2mo	$205,999	$139	92
10331 Bustillos Cv	0.24mi	4/2.0	1,483 (-1%)	2mo	$191,999	$129	86
10636 Ysasmendi Rdg	0.03mi	3/2.0 (-1)	1,634 (+9%)	1mo	$227,999	$140	78
10717 Aqueduct Crk	0.08mi	4/2.5	1,692 (+13%)	1mo	$223,499	$132	72
10705 Aqueduct Crk	0.11mi	4/2.5	1,692 (+13%)	0mo	$215,499	$127	71
10636 Fannin Way	0.33mi	4/2.0	1,386 (-8%)	1mo	$169,999	$123	71
10628 Fannin Way	0.33mi	4/2.0	1,386 (-8%)	1mo	$176,999	$128	71
10462 Pacaos Pl	0.11mi	4/2.5	1,692 (+13%)	1mo	$211,999	$125	71
10418 Pacaos Pl	0.22mi	3/2.0 (-1)	1,380 (-8%)	2mo	$157,999	$114	70
10628 Munoz Mnr	0.19mi	3/2.0 (-1)	1,634 (+9%)	2mo	$235,999	$144	70
10442 Pacaos Pl	0.17mi	4/2.5	1,692 (+13%)	1mo	$217,999	$129	68

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-19,758
• Equity at exit: $23,633

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,336
• Equity at exit: $13,704

Cash invested: $44,380 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 151
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$831
• Tax est. 1.5%: −$198 /mo · $2,377/yr
• Insurance: −$66
• HOA: −$100
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $92

Break-even live

Break-even rent $1,513

Max offer price $158,499

Occupancy floor 89%

Sensitivity live

Price	-10% $201	-5% $146	+0% $92	+5% $37	+10% $-18
Rent	-10% $-37	-5% $27	+0% $92	+5% $156	+10% $220
Rate	-1.0pp $172	-0.5pp $132	base $92	+0.5pp $51	+1.0pp $9

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: $39,625
• Closing costs: $4,755
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	45d	1	0.18mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	0.72mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	0.88mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	1.08mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,364	$1.48	0d	26	1.17mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	1.37mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.38mi
10431 Lateleaf Oak San Antonio, TX	4.0	2.5	2021	$2,000	$0.99	45d	1	1.39mi
10306 Buescher Ln San Antonio, TX	3.0	2.5	1571	$1,550	$0.99	16d	1	1.41mi
10208 Lateleaf Oak San Antonio, TX	3.0	2.5	1596	$1,595	$1.00	45d	1	1.46mi
10216 Lateleaf Oak San Antonio, TX	3.0	2.5	1417	$1,495	$1.06	19d	1	1.46mi
12911 Lorena Ochoa San Antonio, TX	4.0	2.5	2002	$2,100	$1.05	0d	1	1.48mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 15 events

1. 2026-06-13
   statusdays on market $158,499 Pending 50 DOM
2. 2026-06-09
   statusdays on market $158,499 Active 49 DOM
3. 2026-06-08
   days on market $158,499 Price Change 48 DOM
4. 2026-06-07
   days on market $158,499 Price Change 47 DOM
5. 2026-06-04
   days on market $158,499 Price Change 44 DOM
6. 2026-06-03
   days on market $158,499 Price Change 43 DOM
7. 2026-06-02
   days on market $158,499 Price Change 42 DOM
8. 2026-06-01
   days on market $158,499 Price Change 41 DOM
9. 2026-05-31
   days on market $158,499 Price Change 40 DOM
10. 2026-05-13
    price $160,499 578-char remark
11. 2026-05-12
    price $160,499 320-char remark
12. 2026-05-06
    price $161,499 578-char remark
13. 2026-05-05
    price $161,499 320-char remark
14. 2026-05-04
    listed $180,999 Active 320-char remark
15. 2026-04-21
    listed $180,999 New 578-char remark

ⓘ 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: $19,550
• − Mortgage interest: −$8,878
• − Property taxes: −$2,377
• − Insurance: −$792
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$1,200
• − Depreciation: −$4,611
• Taxable loss: −$1,437
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,445/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

Good 80/100 Cosmetic rehab

This single-story home is in good condition with a modern design and well-maintained exterior. It has the potential for further value increases through cosmetic updates and smart home technology.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Install smart home technology — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install smart home technology — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% English-only · Spanish 54%

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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

-12.4% since first listed

5 events — show timeline

• 2026-06-11 Pending — LERA
• 2026-05-30 Price Changed $158,499 LERA
• 2026-05-13 Price Changed $160,499 LERA
• 2026-05-06 Price Changed $161,499 LERA
• 2026-04-21 Listed $180,999 LERA