13011 Maestro Spark · San Antonio, TX 78252

$270,000

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 21 Days on market

Built 2019 7,710 sqft lot $162/sqft · at area comps Est $283k · at est. $60/mo HOA · 3% of rent ↓ 5% 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).

• ARV discount +9.6/15.0
• Cash flow +7.6/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0
• DSCR +1.7/10.0

Listing remarks

Check out this charming single-story home with a warm, inviting feel and a great open layout. The kitchen is the heart of the home, featuring rich dark cabinetry, light granite countertops, a classic subway tile backsplash, stainless steel appliances, and a large island with seating for three-perfect for casual meals or hanging out. Wood-look flooring runs throughout the main spaces, and recessed lighting keeps everything bright and comfortable. A cozy arched entryway and soft neutral tones add to the easy, welcoming vibe inside. Outside, you've got great curb appeal with a mix of warm brick and light siding, a cute front porch, and a spacious two-car garage with a wide driveway. The mature

Key facts

• Dark cabinetry
• Open layout
• Large island

Tags

• OPEN LAYOUT
• DARK CABINETRY
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (30.8% below list).
• Recommended offer: $187k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 537 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); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-5 appreciation (-0.0% local appreciation)).
• 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 21 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $186,855 (30.8% 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. 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. 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: 0.69% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.10%
• DSCR: 0.77
• GRM: 12.0

CMA / ARV

• ARV (median comp): $283,304
• List price: $270,000
• Delta: -4.70%
• 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
6429 Hoffman Pln	0.18mi	3/2.0	1,662 (0%)	3mo	$289,900	$174	89
6403 Encore Oaks	0.20mi	4/2.0 (+1)	1,703 (+2%)	1mo	$275,000	$161	81
13032 Minuet Sway	0.35mi	3/2.0	1,662 (0%)	9mo	$283,999	$171	76
13007 Minuet Sway	0.31mi	4/2.0 (+1)	1,703 (+2%)	1mo	$285,500	$168	76
6419 Tempo Switch	0.42mi	3/2.5	1,631 (-2%)	2mo	$244,900	$150	74
6448 Kingsley Edge	0.17mi	3/2.0	1,498 (-10%)	10mo	$259,500	$173	67
6824 Kingsley Edge	0.47mi	4/2.0 (+1)	1,703 (+2%)	6mo	$275,000	$161	64
6523 Hoffman	0.27mi	3/2.0	1,440 (-13%)	6mo	$254,000	$176	60
6210 Falsetto Voice	0.04mi	4/2.0 (+1)	1,906 (+15%)	12mo	$289,700	$152	59
6602 Kingsley Edge	0.24mi	4/2.0 (+1)	1,906 (+15%)	9mo	$275,000	$144	52
6551 Legato	0.46mi	4/2.5 (+1)	1,839 (+11%)	2mo	$249,900	$136	52
13516 Waxman Spark	0.62mi	4/2.5 (+1)	1,866 (+12%)	1mo	$214,000	$115	43

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.55×
• Total profit: $-33,876
• Equity at exit: $78,375

10-year hold

• IRR: -5.5%
• Equity multiple: 0.45×
• Total profit: $-41,675
• Equity at exit: $94,192

Cash invested: $75,600 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$112
• HOA: −$60
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-321

Break-even live

Break-even rent $2,275

Max offer price $213,236

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	4d	1	0.14mi
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	44d	1	0.15mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	44d	1	0.26mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	18d	1	0.27mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	24d	1	0.27mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	18d	1	0.27mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	44d	1	0.28mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	24d	1	0.42mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	15d	1	0.43mi
6638 Hoffman Pln San Antonio, TX	3.0	2.0	1662	$1,850	$1.11	24d	1	0.43mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	24d	1	0.44mi
13107 Minuet Sway San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	11d	1	0.46mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	24d	1	0.46mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	44d	1	0.48mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	24d	1	0.48mi
13123 Minuet Sway San Antonio, TX	3.0	2.5	2241	$2,050	$0.91	44d	1	0.49mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	44d	1	0.52mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	4d	1	0.52mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$1,901	$1.43	2d	33	0.54mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.54mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.54mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	22d	1	0.58mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	16d	1	0.60mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	4d	1	0.60mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	24d	1	0.62mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.63mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	22d	1	0.70mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	18d	1	0.72mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	2d	48	0.77mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.91mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	24d	1	0.93mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	24d	1	0.93mi
5115 Bay Breeze San Antonio, TX	4.0	2.0	1512	$1,849	$1.22	44d	1	0.94mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.95mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	24d	1	0.95mi
12530 Larissa San Antonio, TX	3.0	2.0	1661	$2,300	$1.38	24d	1	0.98mi
5035 Bay Breeze San Antonio, TX	4.0	2.5	1834	$1,950	$1.06	24d	1	0.98mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	1.00mi
13078 Cygnus San Antonio, TX	4.0	1.0–3.0	1656	$1,911	$1.15	2d	8	1.00mi
5022 Flight Sail San Antonio, TX	3.0	2.0	1300	$1,700	$1.31	24d	1	1.00mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 17 events

1. 2026-06-18
   days on market $270,000 Active 21 DOM
2. 2026-06-17
   days on market $270,000 Active 20 DOM
3. 2026-06-16
   days on market $270,000 Active 19 DOM
4. 2026-06-15
   days on market $270,000 Active 18 DOM
5. 2026-06-13
   days on market $270,000 Active 16 DOM
6. 2026-06-09
   days on market $270,000 Active 12 DOM
7. 2026-06-08
   statusdays on market $270,000 Active 11 DOM
8. 2026-06-07
   days on market $270,000 New 10 DOM
9. 2026-06-04
   days on market $270,000 New 7 DOM
10. 2026-06-03
    days on market $270,000 New 6 DOM
11. 2026-06-02
    days on market $270,000 New 5 DOM
12. 2026-06-01
    days on market $270,000 New 4 DOM
13. 2026-05-31
    days on market $270,000 New 3 DOM
14. 2026-05-07
    historical
15. 2026-02-15
    price $270,000
16. 2026-01-08
    price $280,000
17. 2025-11-07
    listed $285,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,509 · $209/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$2,432/yr (+$203/mo · 96.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,423
• − Mortgage interest: −$15,124
• − Property taxes: −$2,509
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$720
• − Depreciation: −$7,855
• Taxable loss: −$8,723
• Est. tax savings @ 24.0%: +$2,093
• After-tax cash flow: $-1,762/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-5.3% since first listed

4 events — show timeline

• 2026-05-07 Listing Removed — LERA
• 2026-02-15 Price Changed $270,000 LERA
• 2026-01-08 Price Changed $280,000 LERA
• 2025-11-07 Listed $285,000 LERA

Property tax history

+21.0%/yr

Latest (2025): $2,509 · -57.2% YoY. Source: county tax records.