Chappell Plan · San Antonio, TX 78221

$181,999

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 618 Days on market

Poor condition ↓ 15% since listing

---

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
• Cash flow +7.3/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +2.1/10.0
• Schools +1.8/10.0
• DSCR +1.5/10.0
• Condition / age +1.0/5.0
• Rent growth +0.7/5.0

Listing remarks MLS

This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

Key facts

• Listed 617 days

🏗️ New construction. The $181,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $224,421.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (12.9% below list).
• Recommended offer: $159k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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.
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, 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 618 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $33k (15%) 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 $158,589 (12.9% 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 618 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $224,421
• List price: $181,999
• Delta: -18.90%
• 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
10647 Fannin Way	0.64mi	3/2.0	1,208 (+1%)	3mo	$186,999	$155	67
10627 Fannin Way	0.66mi	3/2.0	1,208 (+1%)	2mo	$160,999	$133	66
10663 Fannin Way	0.61mi	3/2.0	1,208 (+1%)	5mo	$189,999	$157	66
10640 Fannin Way	0.67mi	3/2.0	1,208 (+1%)	2mo	$170,999	$142	66
1926 Alcalde Cv	0.70mi	3/2.0	1,208 (+1%)	1mo	$160,999	$133	66
10607 Fannin Way	0.68mi	3/2.0	1,192 (-1%)	2mo	$149,999	$126	66
10643 Fannin Way	0.65mi	3/2.0	1,192 (-1%)	4mo	$154,999	$130	65
10652 Fannin Way	0.66mi	3/2.0	1,208 (+1%)	5mo	$187,999	$156	64
1938 Alcalde Cv	0.71mi	3/2.0	1,208 (+1%)	5mo	$175,999	$146	61
10659 Fannin Way	0.61mi	3/2.0	1,049 (-13%)	6mo	$158,999	$152	45
10648 Fannin Way	0.66mi	3/2.0	1,049 (-13%)	4mo	$162,999	$155	44
10632 Fannin Way	0.68mi	4/2.0 (+1)	1,375 (+15%)	4mo	$163,999	$119	36

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.87×
• Total profit: $-7,896
• Equity at exit: $88,863

10-year hold

• IRR: 0.9%
• Equity multiple: 1.12×
• Total profit: $7,764
• Equity at exit: $128,230

Cash invested: $62,838 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$281 /mo · $3,366/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-298

Break-even live

Break-even rent $1,963

Max offer price $181,290

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-221	+0% $-298	+5% $-376	+10% $-453
Rent	-10% $-423	-5% $-361	+0% $-298	+5% $-235	+10% $-173
Rate	-1.0pp $-185	-0.5pp $-241	base $-298	+0.5pp $-356	+1.0pp $-415

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: $56,105
• Closing costs: $6,733
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	44d	1	0.21mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	2d	27	0.44mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	3d	1	0.65mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	5d	1	0.81mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	24d	1	0.82mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	4d	1	0.92mi
1803 Marshall Cross Unit 710 San Antonio, TX	2.0	2.0	849	$807	$0.95	16d	1	0.96mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	13d	1	0.98mi
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	44d	1	0.99mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	44d	1	0.99mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	22d	1	1.00mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	24d	1	1.01mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	2d	38	1.02mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	5d	1	1.06mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	24d	1	1.20mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,360	$1.50	2d	152	1.31mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	11d	1	1.32mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	24d	1	1.32mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	22d	1	1.34mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	44d	1	1.37mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	24d	1	1.44mi

Listing history 7 events

1. 2025-02-08
   status Active 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

2. 2025-02-07
   historical 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

3. 2024-11-17
   price $181,999 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

4. 2024-09-21
   status Active 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

5. 2024-09-21
   price $184,999 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

6. 2024-03-19
   historical 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

7. 2024-03-12
   listed $214,999 Active 389-char remark

   Show marketing remark (389 chars)

   This single-level home opens into a shared living space between the kitchen, dining area and family room for easy entertaining. 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, which are comfortable spaces for household members and overnight guests.

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,031
• − Mortgage interest: −$12,571
• − Property taxes: −$3,366
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$6,529
• Taxable loss: −$7,602
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-1,752/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 · 0 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed in the kitchen, bathrooms, flooring, and exterior, among other areas.

Repairs flagged

• Major Kitchen countertops — Significant wear and damage observed.
• Major Kitchen cabinets — Visible wear and damage.
• Major Bathroom fixtures — Damaged and in need of replacement.
• Major Flooring — Worn and in need of replacement.
• Major Painting — Significant paint wear and discoloration.
• Major Roof — Visible damage and potential water damage.
• Major Exterior siding — Peeling and in need of repainting or replacement.
• Major Windows — Old and possibly damaged.
• Major Foundation — Signs of settling and potential structural issues.
• Major HVAC system — Appears old and may need replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value.
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Painting — Fresh paint will make the home more appealing and increase its value.
• Resale Roof repair/replacement — A new roof will address potential water damage and increase the home's value.
• Resale Exterior siding repair/replacement — A new exterior will improve the home's curb appeal and increase its value.
• Resale Window replacement — New windows will improve energy efficiency and increase the home's value.
• Resale Foundation repair — Addressing structural issues will increase the home's value and safety.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and damage observed.	Major	$15,000–50,000
Kitchen cabinets · Visible wear and damage.	Major	$15,000–50,000
Bathroom fixtures · Damaged and in need of replacement.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Painting · Significant paint wear and discoloration.	Major	$15,000–50,000
Roof · Visible damage and potential water damage.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
Windows · Old and possibly damaged.	Major	$15,000–50,000
Foundation · Signs of settling and potential structural issues.	Major	$15,000–50,000
HVAC system · Appears old and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value. ↑
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Painting — Fresh paint will make the home more appealing and increase its value. ↑
• Resale Roof repair/replacement — A new roof will address potential water damage and increase the home's value. ↑
• Resale Exterior siding repair/replacement — A new exterior will improve the home's curb appeal and increase its value. ↑
• Resale Window replacement — New windows will improve energy efficiency and increase the home's value. ↑
• Resale Foundation repair — Addressing structural issues will increase the home's value and safety. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency and increase the home's value. ↑

ⓘ 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: 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

• 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-15.3% since first listed

7 events — show timeline

• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2024-11-17 Price Changed $181,999 Zillow
• 2024-09-21 Relisted — Zillow
• 2024-09-21 Price Changed $184,999 Zillow
• 2024-03-19 Delisted — Zillow
• 2024-03-12 Listed $214,999 Zillow