10802 Magone Bnd · San Antonio, TX 78224

$211,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 64 Days on market

Built 2026 Good condition 4,791 sqft lot $151/sqft · 12% below area Est $241k · 12% under $33/mo HOA · 2% of rent

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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).

• ARV discount +12.9/15.0
• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks MLS

The Kitson- An inviting open-concept floorplan serves as the heart of this single-level home, providing for seamless transitions between the kitchen, dining area and family room. A restful owner's suite is located at the back of home, featuring a comfortable bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms can be found off the entry. Estimated Completion June 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
• Secondary bedrooms
• En-suite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $212k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.8% below list).
• Recommended offer: $178k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools C-, crime F.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 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).
• This rent runs 36% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,462 (15.8% 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 64 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $240,701
• List price: $211,999
• Delta: -11.92%
• 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
10819 Bernal Cv	0.07mi	3/2.0	1,402 (0%)	2mo	$211,999	$151	95
1443 Leticia Gln	0.10mi	3/2.0	1,510 (+8%)	2mo	$242,999	$161	81
10835 Bernal Cv	0.07mi	3/2.0	1,266 (-10%)	1mo	$202,999	$160	80
10815 Bernal Cv	0.07mi	3/2.0	1,266 (-10%)	2mo	$211,999	$167	79
1810 White Bass Dr	0.33mi	3/2.0	1,484 (+6%)	1mo	$233,999	$158	74
10703 Red Shiner Run	0.40mi	3/2.0	1,484 (+6%)	1mo	$206,999	$139	71
10807 Bernal Cv	0.06mi	4/2.0 (+1)	1,575 (+12%)	1mo	$248,999	$158	71
10714 Marlin Pond	0.41mi	3/2.0	1,484 (+6%)	1mo	$226,999	$153	71
10827 Bernal Cv	0.07mi	4/2.0 (+1)	1,575 (+12%)	1mo	$220,999	$140	70
10843 Bernal Cv	0.09mi	4/2.0 (+1)	1,575 (+12%)	1mo	$223,999	$142	70
10703 Marlin Pond	0.46mi	3/2.0	1,484 (+6%)	1mo	$206,999	$139	68
10823 Bernal Cv	0.07mi	4/2.0 (+1)	1,600 (+14%)	2mo	$235,999	$147	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.79×
• Total profit: $106,074
• Equity at exit: $190,985

10-year hold

• IRR: 19.5%
• Equity multiple: 6.22×
• Total profit: $309,810
• Equity at exit: $411,867

Cash invested: $59,360 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,112
• Tax est. 1.5%: −$265 /mo · $3,180/yr
• Insurance: −$88
• HOA: −$33
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-88

Break-even live

Break-even rent $1,896

Max offer price $199,232

Occupancy floor 100%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	12d	1	0.08mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	16d	1	0.08mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	1d	1	0.08mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	23d	1	0.08mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	4d	1	0.19mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	43d	1	0.19mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	43d	1	0.22mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	4d	1	0.23mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	43d	1	0.23mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	16d	1	0.26mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	23d	1	0.28mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	43d	1	0.31mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	16d	1	0.34mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,460	$1.28	1d	1	0.37mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	12d	1	0.43mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	10d	1	0.49mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	23d	1	0.49mi
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,800	$1.41	23d	1	0.51mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	43d	1	0.53mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	43d	1	0.53mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	21d	1	0.53mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	16d	1	0.55mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	43d	1	0.58mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	16d	1	0.59mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	43d	1	0.63mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.65mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	43d	1	0.68mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	23d	1	0.69mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.70mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	23d	1	0.70mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	1d	2	0.73mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.73mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	23d	1	0.77mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	43d	1	0.83mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	23d	1	0.84mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.88mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.88mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	43d	1	0.89mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	23d	1	0.89mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	23d	1	0.91mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $211,999 Pending 64 DOM
2. 2026-06-09
   days on market $211,999 Price Change 63 DOM
3. 2026-06-08
   days on market $211,999 Price Change 62 DOM
4. 2026-06-07
   days on market $211,999 Price Change 61 DOM
5. 2026-06-04
   days on market $211,999 Price Change 58 DOM
6. 2026-06-03
   days on market $211,999 Price Change 57 DOM
7. 2026-06-02
   days on market $211,999 Price Change 56 DOM
8. 2026-06-02
   price $211,999 Price Change 55 DOM
9. 2026-06-01
   days on market $212,999 Price Change 55 DOM
10. 2026-05-31
    days on market $212,999 Price Change 54 DOM
11. 2026-04-07
    listed $238,999 New 544-char remark

    Show marketing remark (544 chars)

    The Kitson- An inviting open-concept floorplan serves as the heart of this single-level home, providing for seamless transitions between the kitchen, dining area and family room. A restful owner's suite is located at the back of home, featuring a comfortable bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms can be found off the entry. Estimated Completion June 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,415
• − Mortgage interest: −$11,875
• − Property taxes: −$3,180
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$396
• − Depreciation: −$6,167
• Taxable loss: −$4,689
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $67/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

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level. The highest-ROI updates would be painting the exterior siding, landscaping improvements, new flooring in bathrooms, and new kitchen appliances.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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: Predominantly Hispanic (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

1 event — show timeline

• 2026-04-07 Listed $238,999 LERA