2543 Dry Moss Way · San Antonio, TX 78224

$269,990

4 bd · 2.5 ba · 1,708 sqft · SingleFamily · 314 Days on market

Built 2025 Est $239k · 13% over $38/mo HOA · 2% of rent ↓ 7% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• ARV discount +1.7/15.0
• DSCR +1.0/10.0

Listing remarks

Welcome to The Trinity! This two-story home is ready to be yours! The main floor features an open concept, eat-in kitchen that overlooks the spacious family room. Upstairs, you'll find the primary suite with a large walk-in closet. There are three additional bedrooms upstairs as well as another bathroom and laundry. This floor plan also includes a two-car garage. Make it your own with The Trinity's flexible floor plan. From additional garage space to a covered patio, you've got every opportunity to make The Trinity your dream home. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent.

Key facts

• Open concept
• Flexible floor plan
• Covered patio

Tags

• OPEN CONCEPT
• EAT-IN KITCHEN
• SPACIOUS FAMILY ROOM
• LARGE WALK-IN CLOSET
• FLEXIBLE FLOOR PLAN
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (30.4% below list).
• Recommended offer: $188k (30.4% 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.
• 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.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($238k) 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,858 (30.4% 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 314 days. Have you received any prior offers? Is the seller open to a 30% 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. 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: 0.70% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $239,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2518 Rambo Dr	0.16mi	4/2.5	1,802 (+6%)	2mo	$289,990	$161	82
10315 Fuji Ct	0.13mi	3/2.5 (-1)	1,841 (+8%)	1mo	$257,990	$140	75
10303 Liberty Grv	0.18mi	4/2.5	1,940 (+14%)	1mo	$287,990	$148	68
10314 Eve Gdns	0.23mi	3/2.5 (-1)	1,883 (+10%)	2mo	$264,990	$141	65
2006 Fishing Stone	0.64mi	4/2.0	1,692 (-1%)	2mo	$230,000	$136	65
10826 Apple Pie Rd	0.41mi	4/2.5	1,900 (+11%)	0mo	$312,851	$165	62
10715 Marlin Pond	0.70mi	4/2.0	1,676 (-2%)	1mo	$228,999	$137	61
10702 Marlin Pond	0.74mi	4/2.0	1,676 (-2%)	2mo	$234,999	$140	59
10303 Mission Arc	0.47mi	3/2.5 (-1)	1,914 (+12%)	1mo	$226,000	$118	53
10706 Marlin Pond	0.74mi	4/2.0	1,850 (+8%)	1mo	$225,999	$122	48
10703 Marlin Pond	0.70mi	3/2.0 (-1)	1,484 (-13%)	1mo	$206,999	$139	38
10714 Marlin Pond	0.75mi	3/2.0 (-1)	1,484 (-13%)	1mo	$226,999	$153	36

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $116,346
• Equity at exit: $243,228

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $356,300
• Equity at exit: $524,531

Cash invested: $75,597 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$337 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$38
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-420

Break-even live

Break-even rent $2,410

Max offer price $209,250

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	0.27mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	43d	1	0.28mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.28mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.30mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.31mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.33mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	43d	1	0.35mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	0.39mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.44mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,576	$1.40	2d	26	0.45mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.45mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	0.48mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	1	0.48mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	24d	1	0.49mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	43d	1	0.53mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.58mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	43d	1	0.59mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	43d	1	0.60mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.62mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	43d	1	0.65mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	43d	1	0.65mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.67mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.67mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	12d	1	0.67mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	43d	1	0.67mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	43d	1	0.67mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,607	$1.55	16d	1	0.69mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.69mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	24d	1	0.70mi
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	43d	1	0.70mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	11d	1	0.75mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	43d	1	0.80mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	1d	2	0.81mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	2d	1	0.87mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	43d	1	0.87mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	43d	1	0.89mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	43d	1	0.90mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	22d	1	0.93mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	16d	1	0.93mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	4d	1	0.95mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 4 events

1. 2026-03-09
   status Pending
2. 2026-02-07
   price $269,990
3. 2025-07-22
   price $284,990
4. 2025-04-29
   listed $289,990 New

ⓘ 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 6 d/yr ≥109°F today · 19 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: $22,543
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$456
• − Depreciation: −$7,854
• Taxable loss: −$9,898
• Est. tax savings @ 24.0%: +$2,375
• After-tax cash flow: $-2,662/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: 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

-6.9% since first listed

4 events — show timeline

• 2026-03-09 Pending — LERA
• 2026-02-07 Price Changed $269,990 LERA
• 2025-07-22 Price Changed $284,990 LERA
• 2025-04-29 Listed $289,990 LERA