4909 Winecup Cv · San Antonio, TX 78109

$149,999

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 42 Days on market

Built 2026 Excellent condition 4,791 sqft lot $126/sqft · 14% below area Est $175k · 14% under $56/mo HOA · 4% of rent ↓ 10% 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 +19.2/30.0
• ARV discount +13.9/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached 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.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Subdivision: Flora Meadows
• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $168 quarterly; Association transfer fee $450

Exterior

• Parking: 1-car garage
• Utilities: Water and sewer service (ECSUD); Gas service (Unigas); Electric service (CPS); Garbage service (Frontier)
• Home design: New construction by Lennar; Cement fiber exterior; Slab foundation; Composition roof
• Construction: Built new (approximate age 0)
• Exterior features: Privacy fence

Interior

• Kitchen: Kitchen dimensions 10 x 10; Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2 (10 x 9); Bedroom 3 (10 x 9); Master bedroom dimensions 14 x 11
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full baths and 1 half bath; Master bath with tub/shower combination (8 x 6)
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; Cable TV available; 1 living area; Breakfast bar; Utility room inside; All bedrooms on upper level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry located on upper level; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k 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 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $174,999
• List price: $149,999
• Delta: -14.29%
• 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
11942 Spiderwort Rdg	0.03mi	3/2.5	1,189 (0%)	1mo	$163,999	$138	98
11938 Spiderwort Rdg	0.03mi	3/2.5	1,189 (0%)	2mo	$161,999	$136	96
4906 Winecup Cv	0.07mi	3/2.5	1,189 (0%)	2mo	$162,999	$137	95
4915 Daisy Blossom	0.10mi	3/2.5	1,189 (0%)	3mo	$169,999	$143	92
11926 Spiderwort Rdg	0.03mi	3/2.5	1,360 (+14%)	2mo	$175,999	$129	73
4902 Winecup Cv	0.04mi	3/2.5	1,360 (+14%)	1mo	$186,999	$137	73
4949 Winecup Cv	0.05mi	3/2.5	1,360 (+14%)	1mo	$160,999	$118	73
4957 Winecup Cv	0.06mi	3/2.5	1,360 (+14%)	0mo	$160,999	$118	73
11918 Spiderwort Rdg	0.03mi	3/2.5	1,360 (+14%)	3mo	$187,999	$138	72
11934 Spiderwort Rdg	0.03mi	3/2.5	1,360 (+14%)	3mo	$173,999	$128	72
4965 Winecup Cv	0.07mi	3/2.5	1,360 (+14%)	1mo	$163,999	$121	72
11910 Spiderwort Rdg	0.03mi	3/2.5	1,360 (+14%)	3mo	$187,999	$138	72

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-18,581
• Equity at exit: $22,365

10-year hold

• IRR: -9.3%
• Equity multiple: 0.51×
• Total profit: $-20,641
• Equity at exit: $12,969

Cash invested: $42,000 (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: 1207
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$56
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $162

Break-even live

Break-even rent $1,383

Max offer price $149,999

Occupancy floor 85%

Sensitivity live

Price	-10% $266	-5% $214	+0% $162	+5% $110	+10% $58
Rent	-10% $37	-5% $99	+0% $162	+5% $225	+10% $288
Rate	-1.0pp $238	-0.5pp $200	base $162	+0.5pp $123	+1.0pp $84

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4949 Winecup Cv Converse, TX	3.0	2.5	1360	$1,475	$1.08	0d	1	0.05mi
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	6d	1	0.07mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	25d	1	0.08mi
5010 Primrose Rdg Converse, TX	2.0	2.0	850	$1,295	$1.52	45d	1	0.08mi
5015 Daisy Blossom Converse, TX	2.0	2.0	852	$1,290	$1.51	5d	1	0.10mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	45d	1	0.14mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,250	$1.23	0d	1	0.15mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	12d	1	0.62mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	0d	82	0.79mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	6d	1	1.33mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	4d	1	1.35mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	1.37mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	45d	1	1.40mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	25d	1	1.40mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	23d	1	1.41mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	25d	1	1.42mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	45d	1	1.42mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	12d	1	1.43mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	23d	1	1.46mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	25d	1	1.46mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	45d	1	1.48mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	25d	1	1.48mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	0d	1	1.49mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 14 events

1. 2026-06-07
   status $149,999 Pending 42 DOM
2. 2026-06-04
   days on market $149,999 Active 42 DOM
3. 2026-06-03
   days on market $149,999 Active 41 DOM
4. 2026-06-02
   days on market $149,999 Active 40 DOM
5. 2026-06-01
   days on market $149,999 Active 39 DOM
6. 2026-05-31
   days on market $149,999 Active 38 DOM
7. 2026-05-12
   price $149,999 610-char remark
8. 2026-05-11
   price $149,999 362-char remark
9. 2026-05-05
   price $154,999 610-char remark
10. 2026-05-02
    price $154,999 362-char remark
11. 2026-04-30
    price $150,999 610-char remark
12. 2026-04-29
    price $150,999 362-char remark
13. 2026-04-23
    listed $166,999 New 610-char remark
14. 2026-04-22
    listed $166,999 Active 362-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: $19,058
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − HOA: −$672
• − Depreciation: −$4,364
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $2,048/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 modern, two-story home is move-in ready with a fresh, open-concept design and high-quality finishes. It offers excellent curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting interior walls — Fresh paint can make the space feel new and inviting.
• Both Add smart home features — Modernizes the home and adds value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting interior walls — Fresh paint can make the space feel new and inviting. ↑
• Both Add smart home features — Modernizes the home and adds value for both buyers and renters. ↑

ⓘ 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

-10.2% since first listed

5 events — show timeline

• 2026-06-04 Pending — LERA
• 2026-05-12 Price Changed $149,999 LERA
• 2026-05-05 Price Changed $154,999 LERA
• 2026-04-30 Price Changed $150,999 LERA
• 2026-04-23 Listed $166,999 LERA