Sentosa Plan · San Antonio, TX 78073

$218,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 20 Days on market

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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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Cottage is a collection of brand-new single-family homes selling at great value at the Valle Sol master-planned community in Von Ormy, TX. Residents will enjoy a future swimming pool to soak up the warm Texas weather and a child-friendly playground. The surrounding area makes it easy to spend time outdoors, from fishing at Kilroy Lake to playing at the sports courts and cooling off at the splash pad in Pearsall Park. The community has easy highway access for work commutes, shopping and entertainment experiences.

Key facts

• Swimming pool
• Splash pad
• Sports courts

Tags

• SWIMMING POOL
• CHILD-FRIENDLY PLAYGROUND
• SPORTS COURTS
• SPLASH PAD
• EASY HIGHWAY ACCESS

Property features AI

Finance

• Other: Address: 6011 Singing Trl, Ormy, TX 78073; Status: Active
• Financial info: List price $218,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan; Single-family property (Plan: Sentosa)
• Exterior features: Living area approximately 1,575 (living space)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan model: Sentosa

🏗️ New construction. The $218,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $220,500.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.0% below list).
• Recommended offer: $173k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 324 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,093 (21.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $220,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6043 Sliding Way	0.20mi	4/2.0	1,483 (-6%)	2mo	$196,999	$133	80
6031 Sliding Way	0.20mi	4/2.0	1,483 (-6%)	2mo	$201,999	$136	79
6003 Sliding Way	0.20mi	4/2.0	1,483 (-6%)	3mo	$217,999	$147	79
6011 Sliding Way	0.20mi	4/2.0	1,483 (-6%)	3mo	$203,999	$138	78
5947 Sliding Way	0.20mi	4/2.0	1,483 (-6%)	6mo	$200,999	$136	76
11910 Flying Aces Rd	0.17mi	3/2.0 (-1)	1,657 (+5%)	3mo	$236,999	$143	76
11902 Flying Aces Rd	0.15mi	3/2.0 (-1)	1,657 (+5%)	4mo	$231,999	$140	76
11922 Flying Aces Rd	0.19mi	3/2.0 (-1)	1,657 (+5%)	2mo	$241,999	$146	76
6018 Sliding Way	0.20mi	3/2.0 (-1)	1,402 (-11%)	4mo	$185,999	$133	64
11907 Running Dog Rd	0.17mi	4/3.0	1,802 (+14%)	1mo	$248,999	$138	63
11911 Running Dog Rd	0.17mi	4/3.0	1,795 (+14%)	3mo	$324,999	$181	62
11918 Flying Aces Rd	0.18mi	4/3.0	1,795 (+14%)	3mo	$259,999	$145	62

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.19×
• Total profit: $12,008
• Equity at exit: $94,231

10-year hold

• IRR: 7.0%
• Equity multiple: 2.01×
• Total profit: $62,614
• Equity at exit: $141,510

Cash invested: $61,740 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,156
• Tax est. 1.5%: −$276 /mo · $3,308/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-156

Break-even live

Break-even rent $1,929

Max offer price $197,870

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: $55,125
• Closing costs: $6,615
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11635 Existing Run Von Ormy, TX	4.0	2.0	1900	$1,900	$1.00	44d	1	0.16mi
6002 Sliding Way Von Ormy, TX	3.0	2.0	1402	$1,425	$1.02	24d	1	0.21mi
11815 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,750	$1.09	44d	1	0.23mi
11835 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	0.26mi
12955 Fischer Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1056	$1,586	$1.50	24d	1	1.21mi
13139 Watson Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1017	$1,901	$1.87	3d	1	1.36mi
4839 Legacy Pt Von Ormy, TX	4.0	2.0	1668	$1,795	$1.08	22d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $218,999 Active 20 DOM
2. 2026-06-17
   days on market $218,999 Active 19 DOM
3. 2026-06-16
   days on market $218,999 Active 18 DOM
4. 2026-06-15
   days on market $218,999 Active 17 DOM
5. 2026-06-13
   days on market $218,999 Active 15 DOM
6. 2026-06-09
   days on market $218,999 Active 11 DOM
7. 2026-06-08
   days on market $218,999 Active 10 DOM
8. 2026-06-07
   days on market $218,999 Active 9 DOM
9. 2026-06-04
   days on market $218,999 Active 6 DOM
10. 2026-06-03
    days on market $218,999 Active 5 DOM
11. 2026-06-02
    days on market $218,999 Active 4 DOM
12. 2026-06-01
    days on market $218,999 Active 3 DOM
13. 2026-05-31
    days on market $218,999 Active 2 DOM

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

Taxation est. · year 1

• Rental income: $20,771
• − Mortgage interest: −$12,351
• − Property taxes: −$3,308
• − Insurance: −$1,102
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,415
• Taxable loss: −$5,728
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $-502/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
• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• Rent YoY: —
• Metro: —
• 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