Kitson Plan · Marion, TX 78124

$214,249

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 166 Days on market

Excellent condition 2-car garage

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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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. 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 along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

🏗️ New construction. The $214,249 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $147,041.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• To cash-flow at today's rent, offer at most $210k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (14.2% below list).
• Recommended offer: $184k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 9.9% vs local median 4.4% in Marion — 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 66/100 on livability (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 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: 778 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $183,887 (14.2% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $147,041
• List price: $214,249
• Delta: 45.71%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Cub Dr	1.94mi	3/2.0	1,404 (+0%)	43mo	$250,000	$178	45
4715 FM 2538	1.54mi	3/2.0	1,410 (+1%)	60mo	$370,000	$262	44
5825 Blacksmith	2.23mi	3/2.5	1,504 (+7%)	18mo	$410,000	$273	36
374 Cub Dr	1.85mi	3/2.0	1,513 (+8%)	46mo	$150,000	$99	32
425 Stearman Ln	2.07mi	3/2.0	1,216 (-13%)	54mo	$230,000	$189	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $4,004
• Equity at exit: $21,924

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $39,401
• Equity at exit: $12,713

Cash invested: $41,171 (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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $228,912 ($150/sqft)
• Median days on market: 166 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -30.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78124

• Active inventory: 778
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,206/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $437

Break-even live

Break-even rent $1,286

Max offer price $147,041

Occupancy floor 71%

Sensitivity live

Price	-10% $538	-5% $487	+0% $437	+5% $386	+10% $335
Rent	-10% $291	-5% $364	+0% $437	+5% $509	+10% $582
Rate	-1.0pp $511	-0.5pp $474	base $437	+0.5pp $398	+1.0pp $360

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: $36,760
• Closing costs: $4,411
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: List price $229,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Kitson)
• Exterior features: Address: Marion, TX (5817 Cibolo Flds)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model home (Kitson plan)Living area approximately 1,402

Listing history 50 events

1. 2026-11-08
   days on market $214,249 Active 166 DOM
2. 2026-11-07
   days on market $214,249 Active 165 DOM
3. 2026-11-06
   days on market $214,249 Active 164 DOM
4. 2026-11-05
   days on market $214,249 Active 163 DOM
5. 2026-11-04
   days on market $214,249 Active 162 DOM
6. 2026-11-02
   price $214,249 Active 160 DOM
7. 2026-11-02
   days on market $214,174 Active 160 DOM
8. 2026-11-01
   days on market $214,174 Active 159 DOM
9. 2026-10-31
   days on market $214,174 Active 158 DOM
10. 2026-10-30
    pricedays on market $214,174 Active 157 DOM
11. 2026-10-30
    price $213,999 Active 156 DOM
12. 2026-10-29
    days on market $212,999 Active 156 DOM
13. 2026-10-28
    days on market $212,999 Active 155 DOM
14. 2026-10-27
    days on market $212,999 Active 154 DOM
15. 2026-10-26
    days on market $212,999 Active 153 DOM
16. 2026-10-26
    days on market $212,999 Active 152 DOM
17. 2026-10-24
    days on market $212,999 Active 151 DOM
18. 2026-10-23
    days on market $212,999 Active 150 DOM
19. 2026-10-22
    days on market $212,999 Active 149 DOM
20. 2026-10-21
    days on market $212,999 Active 148 DOM
21. 2026-10-20
    days on market $212,999 Active 147 DOM
22. 2026-10-19
    days on market $212,999 Active 146 DOM
23. 2026-10-18
    days on market $212,999 Active 145 DOM
24. 2026-10-17
    days on market $212,999 Active 144 DOM
25. 2026-10-16
    days on market $212,999 Active 143 DOM
26. 2026-10-15
    days on market $212,999 Active 142 DOM
27. 2026-10-14
    days on market $212,999 Active 141 DOM
28. 2026-10-13
    price $212,999 Active 140 DOM
29. 2026-10-13
    days on market $216,999 Active 140 DOM
30. 2026-10-12
    days on market $216,999 Active 139 DOM
31. 2026-10-11
    days on market $216,999 Active 138 DOM
32. 2026-10-10
    days on market $216,999 Active 137 DOM
33. 2026-10-09
    days on market $216,999 Active 136 DOM
34. 2026-10-08
    days on market $216,999 Active 135 DOM
35. 2026-10-07
    days on market $216,999 Active 134 DOM
36. 2026-10-07
    days on market $216,999 Active 133 DOM
37. 2026-10-05
    days on market $216,999 Active 132 DOM
38. 2026-10-04
    days on market $216,999 Active 131 DOM
39. 2026-10-04
    days on market $216,999 Active 130 DOM
40. 2026-10-02
    days on market $216,999 Active 129 DOM
41. 2026-10-01
    days on market $216,999 Active 128 DOM
42. 2026-09-30
    days on market $216,999 Active 127 DOM
43. 2026-09-29
    days on market $216,999 Active 126 DOM
44. 2026-09-28
    days on market $216,999 Active 125 DOM
45. 2026-09-27
    days on market $216,999 Active 124 DOM
46. 2026-09-25
    days on market $216,999 Active 122 DOM
47. 2026-09-24
    days on market $216,999 Active 121 DOM
48. 2026-09-23
    days on market $216,999 Active 120 DOM
49. 2026-09-22
    days on market $216,999 Active 119 DOM
50. 2026-09-21
    days on market $216,999 Active 118 DOM

ⓘ 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 4/10 Moderate
• 🌡 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: $22,066
• − Mortgage interest: −$8,237
• − Property taxes: −$2,206
• − Insurance: −$735
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$4,278
• Taxable income: $3,081
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $4,499/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 · 13 photos

Excellent 95/100 None rehab

This single-level home is in excellent condition with no visible repairs needed. It offers a spacious open floorplan and a well-maintained exterior. The property has the potential to be further enhanced with a fresh coat of paint and landscaping to boost its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Both Adding smart home features — Improves convenience and adds value ↑

F Composite school gradezoned avg 22/100

Zoned Schools

Middle East Central Heritage Middle F TX #1,478/1,662 Nat'l #12,017/14,009 High East Central H S F TX #1,264/1,632 Nat'l #12,478/17,239

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

C Composite livability gradescore 66/100

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guadalupe · 2,336,851 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 6,907
• Household income: $82,534
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 47% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 1%

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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: ▼ -126.83%
• Current HPI: 189.5796
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: List price $229,999

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: New construction plan (Kitson)
• Exterior features: Address: Marion, TX (5817 Cibolo Flds)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model home (Kitson plan)Living area approximately 1,402