20551 Andalusite Way · San Antonio, TX 78264

$127,999

2 bd · 2.5 ba · 1,013 sqft · SingleFamily · 37 Days on market

Built 2026 Excellent condition 4,791 sqft lot $126/sqft · 8% below area Est $138k · 8% under $22/mo HOA · 2% of rent ↓ 15% since listing

---

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 +20.3/30.0
• ARV discount +10.9/15.0
• Appreciation +7.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

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 August 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
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $67.50 paid quarterly; Association transfer fee $450

Exterior

• Parking: 1-car garage
• Utilities: City water; Sewer system (SAWS); Electric service by CPS; Gas service by Unigas; Garbage service by Frontier
• Home design: New construction by Lennar; Entry and living areas on multiple levels
• Construction: Composition roof; Slab foundation
• Exterior features: Siding and cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen (approx. 14 x 9)
• Bedrooms: Master bedroom on upper level with full bath; Second bedroom
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms, 1 half bathroom; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry room; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $128k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Freedom El (math 15% / reading 26%, grade F, #3,515 of 4,322 statewide, top 82%, 562 students, 93% 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: 329 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k of equity ($885 loan paydown + $5k 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Recommended offer $124,159 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.06% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $138,499
• List price: $127,999
• Delta: -7.58%
• 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
2842 Carnelian Trl	0.11mi	3/2.0 (+1)	1,033 (+2%)	10mo	$184,999	$179	76
2826 Carnelian Trl	0.11mi	3/2.0 (+1)	1,033 (+2%)	10mo	$138,749	$134	76
2818 Carnelian Trl	0.11mi	3/2.0 (+1)	1,033 (+2%)	10mo	$152,399	$148	76
20454 Onyx Ring	0.12mi	3/2.0 (+1)	1,033 (+2%)	11mo	$166,999	$162	75
20337 Onyx Ring	0.21mi	3/2.0 (+1)	1,033 (+2%)	13mo	$153,899	$149	69
20333 Onyx Ring	0.21mi	3/2.0 (+1)	1,033 (+2%)	15mo	$136,999	$133	68
20329 Onyx Ring	0.22mi	3/2.0 (+1)	1,033 (+2%)	14mo	$154,499	$150	68
20322 Onyx Ring	0.23mi	3/2.0 (+1)	1,033 (+2%)	14mo	$146,339	$142	67
20342 Onyx Ring	0.20mi	3/2.0 (+1)	1,033 (+2%)	16mo	$152,999	$148	67
20325 Onyx Ring	0.22mi	3/2.0 (+1)	1,033 (+2%)	15mo	$144,499	$140	67
20402 Onyx Ring	0.19mi	3/2.0 (+1)	1,033 (+2%)	19mo	$147,999	$143	65
20407 Red Coral	0.20mi	3/2.0 (+1)	1,129 (+12%)	20mo	$181,999	$161	48

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: 15.0%
• Equity multiple: 1.90×
• Total profit: $32,395
• Equity at exit: $64,487

10-year hold

• IRR: 16.1%
• Equity multiple: 3.60×
• Total profit: $93,044
• Equity at exit: $105,148

Cash invested: $35,840 (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: 329
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,920/yr
• Insurance: −$53
• HOA: −$22
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $164

Break-even live

Break-even rent $1,148

Max offer price $127,999

Occupancy floor 83%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	4d	1	0.06mi
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	17d	1	0.08mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	21d	1	0.09mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	2d	1	0.11mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	43d	1	0.11mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	24d	1	0.15mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	24d	1	0.15mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	17d	1	0.16mi
20310 Andalusite Way San Antonio, TX	2.0	2.0	741	$1,300	$1.75	43d	1	0.22mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	16d	1	0.23mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	43d	1	0.23mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	24d	1	0.27mi
3230 S Loop 1604 E Unit B1 San Antonio, TX	2.0	1.0	768	$895	$1.17	2d	1	0.55mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	43d	1	0.60mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	24d	1	0.64mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	24d	1	0.64mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	2d	1	0.64mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	2d	1	0.64mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	43d	1	1.05mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	24d	1	1.24mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 14 events

1. 2026-06-07
   status $127,999 Pending 37 DOM
2. 2026-06-04
   days on market $127,999 Active 37 DOM
3. 2026-06-03
   days on market $127,999 Active 36 DOM
4. 2026-06-02
   days on market $127,999 Active 35 DOM
5. 2026-06-01
   days on market $127,999 Active 34 DOM
6. 2026-05-31
   days on market $127,999 Active 33 DOM
7. 2026-05-06
   price $127,999 411-char remark
8. 2026-05-06
   price $129,999 411-char remark
9. 2026-05-06
   price $127,999 411-char remark
10. 2026-05-06
    price $127,999 458-char remark
11. 2026-04-30
    price $129,999 458-char remark
12. 2026-04-29
    price $129,999 411-char remark
13. 2026-04-28
    listed $149,999 Active 411-char remark
14. 2026-04-28
    listed $149,999 New 458-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: $16,257
• − Mortgage interest: −$7,170
• − Property taxes: −$1,920
• − Insurance: −$640
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − HOA: −$264
• − Depreciation: −$3,724
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,979/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 · 3 photos

Excellent 100/100 None rehab

This new two-story home is move-in ready with a practical floorplan and fully-equipped kitchen. The exterior and interior are pristine, making it an excellent investment.

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

-14.7% since first listed

4 events — show timeline

• 2026-06-04 Pending — LERA
• 2026-05-06 Price Changed $127,999 LERA
• 2026-04-30 Price Changed $129,999 LERA
• 2026-04-28 Listed $149,999 LERA