12035 La Cuchilla · San Antonio, TX 78245

$159,999

2 bd · 2.5 ba · 1,013 sqft · SingleFamily · 41 Days on market

Built 2026 Excellent condition 4,791 sqft lot $158/sqft · 15% below area Est $188k · 15% under $90/mo HOA · 5% of rent ↓ 6% 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 +17.3/30.0
• ARV discount +14.2/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this two-story home opens into a shared living space between the kitchen and family room for easy entertaining, along with a convenient powder room. An owner's suite sprawls across the rear of the second floor and is comprised of an en-suite bathroom and walk-in closet. A versatile secondary bedroom and full-sized bathroom are also upstairs, ideal for household members or overnight guests.

Key facts

• 4,791 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $160k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.0%/yr); 1171 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 41 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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: 1.04% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $187,999
• List price: $159,999
• Delta: -14.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12144 La Cuchilla	0.00mi	2/2.5	1,013 (0%)	4mo	$152,999	$151	97
12120 La Cuchilla	0.00mi	2/2.5	1,013 (0%)	7mo	$157,999	$156	94
14725 Briscoe Downs	0.00mi	3/2.0 (+1)	1,156 (+14%)	6mo	$242,950	$210	64
11726 Wentwood Vale	0.59mi	3/2.0 (+1)	1,156 (+14%)	5mo	$265,950	$230	38
11607 Lavendale Spur	0.70mi	3/2.0 (+1)	1,151 (+14%)	19mo	$268,950	$234	22

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: -15.0%
• Equity multiple: 0.48×
• Total profit: $-23,218
• Equity at exit: $23,856

10-year hold

• IRR: -12.9%
• Equity multiple: 0.35×
• Total profit: $-29,063
• Equity at exit: $13,834

Cash invested: $44,800 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1171
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$90
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $118

Break-even live

Break-even rent $1,514

Max offer price $159,999

Occupancy floor 88%

Sensitivity live

Price	-10% $228	-5% $173	+0% $118	+5% $62	+10% $7
Rent	-10% $-14	-5% $52	+0% $118	+5% $183	+10% $249
Rate	-1.0pp $198	-0.5pp $158	base $118	+0.5pp $76	+1.0pp $34

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14618 Fowler Rdg San Antonio, TX	3.0	2.0	1266	$1,776	$1.40	15d	1	0.03mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	44d	1	0.66mi
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	44d	1	0.70mi
12126 Sampson Crk San Antonio, TX	3.0	2.0	1489	$1,895	$1.27	24d	1	0.72mi
11902 Mulberry Crk San Antonio, TX	3.0	2.0	1413	$1,647	$1.17	44d	1	0.75mi
12141 Pease Riv San Antonio, TX	3.0	2.0	1396	$1,595	$1.14	4d	1	0.75mi
12010 Mulberry Crk Unit NA San Antonio, TX	3.0	2.0	1296	$1,850	$1.43	15d	1	0.76mi
1526 Alaskan Wolf San Antonio, TX	3.0	2.0	1099	$1,400	$1.27	4d	1	1.42mi
2422 Buffalo Pass Dr San Antonio, TX	3.0	2.5	1500	$1,500	$1.00	44d	1	1.44mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,650	$1.25	44d	1	1.48mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 10 events

1. 2026-06-01
   status $159,999 Pending 41 DOM
2. 2026-05-31
   statusdays on market $159,999 Active 41 DOM
3. 2026-05-18
   price $159,999 411-char remark

   Show marketing remark (411 chars)

   The first floor of this two-story home opens into a shared living space between the kitchen and family room for easy entertaining, along with a convenient powder room. An owner's suite sprawls across the rear of the second floor and is comprised of an en-suite bathroom and walk-in closet. A versatile secondary bedroom and full-sized bathroom are also upstairs, ideal for household members or overnight guests.

4. 2026-05-01
   price $156,999 411-char remark

   Show marketing remark (411 chars)

   The first floor of this two-story home opens into a shared living space between the kitchen and family room for easy entertaining, along with a convenient powder room. An owner's suite sprawls across the rear of the second floor and is comprised of an en-suite bathroom and walk-in closet. A versatile secondary bedroom and full-sized bathroom are also upstairs, ideal for household members or overnight guests.

5. 2026-04-30
   price $156,999 459-char remark

   Show marketing remark (459 chars)

   The Kofa - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner's suite, offering residents an en-suite bathroom and 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.

6. 2026-04-29
   price $157,999 411-char remark

   Show marketing remark (411 chars)

   The first floor of this two-story home opens into a shared living space between the kitchen and family room for easy entertaining, along with a convenient powder room. An owner's suite sprawls across the rear of the second floor and is comprised of an en-suite bathroom and walk-in closet. A versatile secondary bedroom and full-sized bathroom are also upstairs, ideal for household members or overnight guests.

7. 2026-04-22
   price $167,999 411-char remark

   Show marketing remark (459 chars)

   The Kofa - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner's suite, offering residents an en-suite bathroom and 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.

8. 2026-04-22
   price $167,999 459-char remark

   Show marketing remark (459 chars)

   The Kofa - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner's suite, offering residents an en-suite bathroom and 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. 2026-04-20
   listed $169,999 New 459-char remark

   Show marketing remark (459 chars)

   The Kofa - This new two-story home has a practical floorplan with a fully-equipped kitchen and inviting family room on the first floor. Two bedrooms can be found upstairs, including the restful owner's suite, offering residents an en-suite bathroom and 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.

10. 2026-04-17
    listed $169,999 Active 411-char remark

    Show marketing remark (411 chars)

    The first floor of this two-story home opens into a shared living space between the kitchen and family room for easy entertaining, along with a convenient powder room. An owner's suite sprawls across the rear of the second floor and is comprised of an en-suite bathroom and walk-in closet. A versatile secondary bedroom and full-sized bathroom are also upstairs, ideal for household members or overnight guests.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,952
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − HOA: −$1,080
• − Depreciation: −$4,655
• Taxable loss: −$1,138
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,686/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 100/100 None rehab

This new two-story home is move-in ready with a practical floorplan and modern finishes. It offers a fully-equipped kitchen, inviting family room, and two bedrooms, including an owner's suite with an en-suite bathroom and walk-in closet. The home is set to be completed in July 2026 and is expected to be a great investment.

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 increase curb appeal and property value.
• Both Adding smart home features — 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 Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-5.9% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $159,999 Zillow
• 2026-05-01 Price Changed $156,999 Zillow
• 2026-04-30 Price Changed $156,999 LERA
• 2026-04-29 Price Changed $157,999 Zillow
• 2026-04-22 Price Changed $167,999 Zillow
• 2026-04-22 Price Changed $167,999 LERA
• 2026-04-20 Listed $169,999 LERA
• 2026-04-17 Listed $169,999 Zillow