8507 Willow Xing · Elmendorf, TX 78222

$204,999

4 bd · 2.5 ba · 1,897 sqft · SingleFamily · 24 Days on market

Built 2026 Good condition 4,791 sqft lot $108/sqft · at area comps Est $197k · at est. $100/mo HOA · 5% of rent ↓ 12% since listing

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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 +14.0/30.0
• ARV discount +5.6/15.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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

• Walk-in closet
• Open layout
• En-suite bathroom

Tags

• OPEN LAYOUT
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• VERSATILE BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($310/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (4.8% below list).
• Recommended offer: $195k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Elmendorf — 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 58/100 on livability (#1,189 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Floresville ISD (town): math 32% / reading 36% proficiency, ranked #504 of 826 in TX (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Floresville Middle (math 28% / reading 33%, grade F, #1,036 of 1,662 statewide, top 63%, 904 students, 58% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 444 active listings in the ZIP; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/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 $6k of value loss. Plan a longer hold.
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,255 (4.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.95% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (median comp): $196,674
• List price: $204,999
• Delta: 4.23%
• 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
8603 Willow Xing	0.00mi	4/2.5	1,897 (0%)	1mo	$204,999	$108	99
8623 Willow Xing	0.00mi	4/2.5	1,897 (0%)	1mo	$228,999	$121	99
8535 Willow Xing	0.00mi	4/2.5	1,897 (0%)	1mo	$211,999	$112	99
8519 Willow Xing	0.00mi	4/2.5	1,897 (0%)	2mo	$213,999	$113	98
5627 Azure Aly	0.00mi	4/2.5	1,867 (-2%)	4mo	$215,999	$116	94
5203 Magnolia Gdns	0.00mi	4/3.0	2,015 (+6%)	1mo	$252,999	$126	87
8631 Willow Xing	0.00mi	4/2.5	1,692 (-11%)	1mo	$194,999	$115	81
8619 Willow Xing	0.00mi	4/2.5	1,692 (-11%)	1mo	$199,999	$118	81
8555 Willow Xing	0.00mi	4/2.5	1,692 (-11%)	1mo	$205,999	$122	81
8607 Willow Xing	0.00mi	4/2.5	1,692 (-11%)	1mo	$222,999	$132	81
8531 Willow Xing	0.00mi	4/2.5	1,692 (-11%)	2mo	$205,999	$122	80
231 Bluebonnet Ln	0.33mi	4/2.5	1,946 (+3%)	2mo	$435,000	$224	78

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-28,796
• Equity at exit: $30,566

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-11,252
• Equity at exit: $17,725

Cash invested: $57,400 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 444
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$100
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $26

Break-even live

Break-even rent $1,920

Max offer price $204,999

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $97	+0% $26	+5% $-45	+10% $-116
Rent	-10% $-128	-5% $-51	+0% $26	+5% $103	+10% $180
Rate	-1.0pp $129	-0.5pp $78	base $26	+0.5pp $-27	+1.0pp $-81

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 10 events

1. 2026-05-15
   price $204,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

2. 2026-05-13
   price $203,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

3. 2026-05-12
   price $206,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

4. 2026-05-08
   price $207,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

5. 2026-05-06
   price $227,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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. 2026-05-05
   status Back on Market 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

7. 2026-04-01
   status Pending 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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. 2026-03-28
   price $206,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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. 2026-03-25
   price $213,999 540-char remark

   Show marketing remark (540 chars)

   The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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. 2026-03-23
    listed $231,999 New 540-char remark

    Show marketing remark (540 chars)

    The Mayer - The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms as well as a versatile bonus room. Estimated Completion April 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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,431
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$1,200
• − Depreciation: −$5,964
• Taxable loss: −$3,065
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,045/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 two-story home is in good condition with a modern and well-maintained interior and exterior. It has a good potential for value increase with minor updates to the exterior and interior.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms.
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

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 Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — New appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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: Floresville ISD
• NCES district ID: 4819350
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $59,736
• Composite: 30.44/100
• National rank: #6234
• State rank: #504 of 826 in TX

Livability — Elmendorf

• Score: 58/100
• State rank: #1189
• US rank: #20804

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 1%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+53.7) · D 22.9% · R 76.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -33.9pp · 2024: -53.7pp
• All cycles: 2024: R+53.7 2020: R+48.4 2016: R+47.8 2012: R+43.0 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-11.6% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $204,999 LERA
• 2026-05-13 Price Changed $203,999 LERA
• 2026-05-12 Price Changed $206,999 LERA
• 2026-05-08 Price Changed $207,999 LERA
• 2026-05-06 Price Changed $227,999 LERA
• 2026-05-05 Relisted — LERA
• 2026-04-01 Pending — LERA
• 2026-03-28 Price Changed $206,999 LERA
• 2026-03-25 Price Changed $213,999 LERA
• 2026-03-23 Listed $231,999 LERA