Idlewood Plan · San Antonio, TX 78264

$194,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 51 Days on market

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

Property features AI

Finance

• Other:
• Financial info: List price $194,999
• HOA & community:

Exterior

• Parking: 2 garage parking spaces (2 total spaces)
• Security:
• Utilities:
• Home design: New construction plan named Idlewood; Single-family home (plan)
• Construction:
• Exterior features:

Interior

• Kitchen:
• Bedrooms: 3 bedrooms
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling:
• Interior features: Open living area
• Laundry & utility:

🏗️ New construction. The $194,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $213,028.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (26.1% below list).
• Recommended offer: $144k (26.1% below list) — sets the bar for 1% rule.

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); 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: 359 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $10k of equity ($1k loan paydown + $8k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,149 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.71%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $213,028
• List price: $194,999
• Delta: -8.46%
• 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
20830 Pinon Grv	0.04mi	3/2.0	1,402 (-1%)	5mo	$208,999	$149	93
20902 Sumac Grv	0.11mi	3/2.0	1,402 (-1%)	2mo	$195,999	$140	92
3605 Mccrae Xing	0.03mi	3/2.0	1,445 (+2%)	3mo	$185,000	$128	92
20810 Pinon Grv	0.03mi	3/2.0	1,266 (-10%)	5mo	$191,049	$151	78
21046 Sumac Grv	0.13mi	3/2.0	1,266 (-10%)	5mo	$185,999	$147	73
20827 Pinon Grv	0.07mi	4/2.0 (+1)	1,575 (+12%)	5mo	$201,999	$128	68
20922 Sumac Grv	0.13mi	4/2.0 (+1)	1,575 (+12%)	2mo	$200,999	$128	68
20918 Sumac Grv	0.12mi	4/2.0 (+1)	1,600 (+13%)	1mo	$197,999	$124	66
20930 Sumac Grv	0.14mi	4/2.0 (+1)	1,600 (+13%)	1mo	$197,999	$124	65
21034 Sumac Grv	0.13mi	4/2.0 (+1)	1,600 (+13%)	4mo	$195,999	$122	64
21002 Sumac Grv	0.18mi	4/2.0 (+1)	1,600 (+13%)	3mo	$200,999	$126	62
20723 Maple Grv	0.29mi	4/2.0 (+1)	1,575 (+12%)	3mo	$213,999	$136	60

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: 4.2%
• Equity multiple: 1.26×
• Total profit: $15,295
• Equity at exit: $107,325

10-year hold

• IRR: 7.1%
• Equity multiple: 2.20×
• Total profit: $71,397
• Equity at exit: $174,996

Cash invested: $59,648 (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: 359
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-333

Break-even live

Break-even rent $1,864

Max offer price $164,783

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-260	+0% $-333	+5% $-407	+10% $-481
Rent	-10% $-447	-5% $-390	+0% $-333	+5% $-276	+10% $-220
Rate	-1.0pp $-226	-0.5pp $-279	base $-333	+0.5pp $-389	+1.0pp $-445

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: $53,257
• Closing costs: $6,391
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	45d	1	0.08mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	5d	1	0.34mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	45d	1	0.72mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	4d	1	0.76mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	25d	1	0.76mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	25d	1	0.76mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	4d	1	0.76mi
3230 S Loop 1604 E San Antonio, TX	2.0	2.0	896	$950	$1.06	0d	1	0.82mi
20005 Liedecke Rd Unit 710 San Antonio, TX	2.0	2.0	1002	$1,373	$1.37	0d	1	0.89mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.99mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	23d	1	1.01mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	25d	1	1.02mi
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,400	$0.91	0d	1	1.04mi
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	6d	1	1.04mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	45d	1	1.07mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	4d	1	1.07mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	19d	1	1.12mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	18d	1	1.14mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	0d	1	1.14mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	45d	1	1.14mi
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	19d	1	1.16mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	25d	1	1.17mi

Listing history 17 events

1. 2026-06-21
   days on market $194,999 Active 51 DOM
2. 2026-06-18
   days on market $194,999 Active 48 DOM
3. 2026-06-17
   days on market $194,999 Active 47 DOM
4. 2026-06-16
   days on market $194,999 Active 46 DOM
5. 2026-06-15
   days on market $194,999 Active 45 DOM
6. 2026-06-13
   days on market $194,999 Active 43 DOM
7. 2026-06-13
   days on market $194,999 Active 42 DOM
8. 2026-06-09
   days on market $194,999 Active 39 DOM
9. 2026-06-08
   days on market $194,999 Active 38 DOM
10. 2026-06-07
    days on market $194,999 Active 37 DOM
11. 2026-06-04
    days on market $194,999 Active 34 DOM
12. 2026-06-03
    days on market $194,999 Active 33 DOM
13. 2026-06-02
    days on market $194,999 Active 32 DOM
14. 2026-06-01
    days on market $194,999 Active 31 DOM
15. 2026-05-31
    days on market $194,999 Active 30 DOM
16. 2026-05-15
    price $196,999 415-char remark
17. 2026-05-01
    listed $199,999 Active 415-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: $17,298
• − Mortgage interest: −$11,933
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$6,197
• Taxable loss: −$7,860
• Est. tax savings @ 24.0%: +$1,886
• After-tax cash flow: $-2,114/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.

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