10102 Tercero · San Antonio, TX 78224

$209,000

4 bd · 2.5 ba · 2,097 sqft · SingleFamily public records · 29 Days on market

Built 2022 Good condition 5,706 sqft lot $100/sqft · 24% below area Est $274k · 24% under $27/mo HOA · 1% of rent ↓ 36% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• DSCR +1.8/10.0

Listing remarks MLS

**This spacious Gannett's main floor features an open concept living space, with a great room that flows into the dining area, and a kitchen with a center island and corner walk-in pantry. There's also a convention powder room and storage under the stairs just off the foyer. Heading upstairs, you'll find additional living space with a loft area, leading to three secondary bedrooms-one with a walk-in closet-wall with access to a full hall bath. On the other side of the loft, the primary suite includes a private bath with two sinks at the vanity, a linen closet, a walk-in shower, and a sizable walk-in closet. Additional home highlights and upgrades: 42" dark kitchen cabinets, granite countertops and kitchen backsplash. Added can lights in great room and game room. Sink in hall bathroom. 6' sliding glass door to upgraded covered patio. Exceptional included features, such as our Century Home Connect smart home package and more!

Key facts

• Near schools
• Generous yard
• Practical kitchen

Tags

• CORNER LOT
• GENEROUS YARD
• FUNCTIONAL LAYOUT
• PRACTICAL KITCHEN
• MINUTES FROM DOWNTOWN
• NEAR SCHOOLS

Property features AI

Finance

• Financial info: Property is currently leased through August 31, 2026; Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $320 annually; Association transfer fee $250; Located in the Los Altos subdivision

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: Pre-owned single-family home; Approximately 4 years old
• Construction: Slab foundation; Composition roof; Built by Century Communities
• Exterior features: Stone and siding exterior

Interior

• Kitchen: Eat-in kitchen with island; Walk-in pantry; Dishwasher; Garbage disposal; Microwave; Stove/Range; Refrigerator
• Bedrooms: Master bedroom located on the upper level; Three additional bedrooms on the upper level
• Flooring: Carpet; Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with separate tub and shower
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Microwave; Stove/Range; Refrigerator; Garbage disposal; Dishwasher; Electric water heater; Garage door opener; Two living areas; Eat-in kitchen with island; Walk-in pantry; Loft; Utility room inside; All bedrooms on upper level; Open floor plan; All window coverings remain
• Laundry & utility: Washer and dryer connections; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (6.0% below list).
• Recommended offer: $166k (20.7% below list) — sets the bar for cash-flow.
• 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: 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 39% 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 $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,833 (20.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.94% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 8.9

CMA / ARV

• ARV (median comp): $273,667
• List price: $209,000
• Delta: -23.63%
• 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
3463 Old Almonte Dr	0.10mi	3/2.5 (-1)	2,100 (+0%)	12mo	$252,377	$120	80
10015 Rancho Real	0.14mi	4/2.5	2,188 (+4%)	7mo	$275,000	$126	80
10323 Violeta Way	0.17mi	4/2.5	2,100 (+0%)	14mo	$254,885	$121	80
3411 Rancho Primera	0.09mi	4/2.5	1,948 (-7%)	6mo	$205,000	$105	80
3522 Rancho Grande	0.05mi	3/2.5 (-1)	1,947 (-7%)	5mo	$238,000	$122	77
3354 Rancho Grande	0.17mi	4/2.5	2,175 (+4%)	13mo	$284,900	$131	75
10406 Labrado	0.43mi	3/2.5 (-1)	2,088 (-0%)	2mo	$260,000	$125	73
3275 Old Almonte Dr	0.31mi	3/2.5 (-1)	2,088 (-0%)	12mo	$283,000	$136	70
3382 Comanche Xing	0.21mi	3/2.5 (-1)	1,959 (-7%)	10mo	$258,450	$132	66
10303 Mission Arc	0.57mi	3/2.5 (-1)	1,914 (-9%)	1mo	$226,000	$118	53
10411 Caddo Pass	0.70mi	3/2.5 (-1)	2,088 (-0%)	13mo	$241,933	$116	51
3006 Mission Bell	0.66mi	3/2.5 (-1)	1,924 (-8%)	6mo	$235,000	$122	45

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: 20.0%
• Equity multiple: 2.61×
• Total profit: $94,312
• Equity at exit: $188,284

10-year hold

• IRR: 17.8%
• Equity multiple: 5.83×
• Total profit: $282,676
• Equity at exit: $406,041

Cash invested: $58,520 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$586 /mo · $7,030/yr
• Insurance: −$87
• HOA: −$27
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-244

Break-even live

Break-even rent $2,273

Max offer price $165,833

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	22d	1	0.05mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	16d	1	0.05mi
3523 Rancho Grande San Antonio, TX	4.0	3.0	2393	$2,000	$0.84	2d	1	0.06mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	44d	1	0.16mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	44d	1	0.17mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	44d	1	0.18mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	11d	1	0.22mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	24d	1	0.27mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,607	$1.55	16d	1	0.35mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	4d	1	0.35mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	18d	1	0.35mi
9435 Dogwood Hl San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	44d	1	0.72mi
9422 Somers Bnd San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	44d	1	0.75mi
9427 Somers Bnd San Antonio, TX	3.0	2.5	1950	$1,650	$0.85	44d	1	0.77mi
3723 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	44d	1	0.77mi
9402 Somers Bnd San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	11d	1	0.77mi
9306 Somers Bnd San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	24d	1	0.81mi
3811 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	44d	1	0.82mi
9419 Trap Rock Dr San Antonio, TX	4.0	2.5	2126	$1,750	$0.82	4d	1	0.82mi
2434 Dry Moss Way San Antonio, TX	4.0	2.5	2417	$2,500	$1.03	2d	1	1.15mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	1.21mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	1.23mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	1.24mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	1.25mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	1.25mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	1.29mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	44d	1	1.30mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	44d	1	1.39mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	1.40mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	1.42mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	1	1.43mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	24d	1	1.44mi
3910 Poteet Pl San Antonio, TX	4.0	2.0	1880	$1,525	$0.81	44d	1	1.47mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	1.47mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	44d	1	1.48mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	44d	1	1.49mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	44d	1	1.49mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 13 events

1. 2026-06-10
   status $209,000 Pending 29 DOM
2. 2026-06-09
   days on market $209,000 Active Option 29 DOM
3. 2026-06-08
   days on market $209,000 Active Option 28 DOM
4. 2026-06-07
   days on market $209,000 Active Option 27 DOM
5. 2026-06-04
   days on market $209,000 Active Option 24 DOM
6. 2026-06-03
   days on market $209,000 Active Option 23 DOM
7. 2026-06-02
   days on market $209,000 Active Option 22 DOM
8. 2026-06-01
   days on market $209,000 Active Option 21 DOM
9. 2026-05-31
   days on market $209,000 Active Option 20 DOM
10. 2026-05-11
    listed $239,000 New 1050-char remark
11. 2023-05-08
    soldstatus Sold 948-char remark

    Show marketing remark (948 chars)

    **This spacious Gannett's main floor features an open concept living space, with a great room that flows into the dining area, and a kitchen with a center island and corner walk-in pantry. There's also a convention powder room and storage under the stairs just off the foyer. Heading upstairs, you'll find additional living space with a loft area, leading to three secondary bedrooms-one with a walk-in closet-wall with access to a full hall bath. On the other side of the loft, the primary suite includes a private bath with two sinks at the vanity, a linen closet, a walk-in shower, and a sizable walk-in closet. Additional home highlights and upgrades: 42" dark kitchen cabinets, granite countertops and kitchen backsplash. Added can lights in great room and game room. Sink in hall bathroom. 6' sliding glass door to upgraded covered patio. Exceptional included features, such as our Century Home Connect smart home package and more!

12. 2023-04-04
    status Pending 948-char remark

    Show marketing remark (948 chars)

    **This spacious Gannett's main floor features an open concept living space, with a great room that flows into the dining area, and a kitchen with a center island and corner walk-in pantry. There's also a convention powder room and storage under the stairs just off the foyer. Heading upstairs, you'll find additional living space with a loft area, leading to three secondary bedrooms-one with a walk-in closet-wall with access to a full hall bath. On the other side of the loft, the primary suite includes a private bath with two sinks at the vanity, a linen closet, a walk-in shower, and a sizable walk-in closet. Additional home highlights and upgrades: 42" dark kitchen cabinets, granite countertops and kitchen backsplash. Added can lights in great room and game room. Sink in hall bathroom. 6' sliding glass door to upgraded covered patio. Exceptional included features, such as our Century Home Connect smart home package and more!

13. 2023-04-04
    listed $327,030 New 948-char remark

    Show marketing remark (948 chars)

    **This spacious Gannett's main floor features an open concept living space, with a great room that flows into the dining area, and a kitchen with a center island and corner walk-in pantry. There's also a convention powder room and storage under the stairs just off the foyer. Heading upstairs, you'll find additional living space with a loft area, leading to three secondary bedrooms-one with a walk-in closet-wall with access to a full hall bath. On the other side of the loft, the primary suite includes a private bath with two sinks at the vanity, a linen closet, a walk-in shower, and a sizable walk-in closet. Additional home highlights and upgrades: 42" dark kitchen cabinets, granite countertops and kitchen backsplash. Added can lights in great room and game room. Sink in hall bathroom. 6' sliding glass door to upgraded covered patio. Exceptional included features, such as our Century Home Connect smart home package and more!

ⓘ 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: $7,030 · $586/mo
• Projected year-2 tax: $7,030 · $586/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 16 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: $23,568
• − Mortgage interest: −$11,707
• − Property taxes: −$7,030
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − HOA: −$324
• − Depreciation: −$6,080
• Taxable loss: −$6,389
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-1,399/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 · 12 photos

Good 80/100 None rehab

This home is in good condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The home has a good layout and is located in a desirable area.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Add a smart home system — Modern technology can increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add a smart home system — Modern technology can increase home value and appeal to tech-savvy buyers ↑

ⓘ 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: 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

-36.1% since first listed

7 events — show timeline

• 2026-06-09 Pending — LERA
• 2026-05-26 Contingent — LERA
• 2026-05-21 Price Changed $209,000 LERA
• 2026-05-11 Listed $239,000 LERA
• 2023-05-08 Sold (MLS) — LERA
• 2023-04-04 Pending — LERA
• 2023-04-04 Listed $327,030 LERA

Property tax history

+101.0%/yr

Latest (2025): $7,030 · -3.9% YoY. Source: county tax records.