8663 Green Bliss · San Antonio, TX 78245

$182,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition 4,791 sqft lot $119/sqft · 30% below area Est $263k · 30% under $100/mo HOA · 5% of rent

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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 +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Subdivision: Grace Gardens; Neighborhood amenities: Other (see remarks)
• Financial info: HOA fee collected quarterly; Association transfer fee applicable
• HOA & community: Mandatory HOA with quarterly fees; Association transfer fee applies

Exterior

• Parking: 1-car garage
• Utilities: Water and sewer service through SAWS; Gas service via CPS; Electric service via CPC; Garbage service by Frontier
• Home design: New construction by Lennar; Slab entry (single-story entry not specified); bedrooms located on upper level
• Construction: Built by Lennar (new); Composition roof; Slab foundation
• Exterior features: Siding and cement fiber exterior

Interior

• Kitchen: Kitchen approximately 14 x 9; Includes stove/range and dishwasher; Breakfast bar opening to living area
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom sizes approximately: Master 14 x 10; Bedrooms 2–4 each about 10 x 9
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Total of 3 bathrooms: 2 full baths and 1 half bath; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating options; Central air conditioning
• Interior features: Open floor plan with 1 living area and a breakfast bar; Utility room inside; All bedrooms on upper level; Walk-in closets; Laundry room (laundry located on upper level)
• Laundry & utility: Washer and dryer connections; Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $183k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $183k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: crime F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,509 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

• ARV (median comp): $262,973
• List price: $182,999
• Delta: -30.41%
• 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
3443 Stoney Byu	0.23mi	3/2.5 (-1)	1,627 (+6%)	1mo	$200,900	$123	74
12117 La Cuchilla	0.72mi	4/2.5	1,535 (0%)	1mo	$189,999	$124	66
12002 La Cuchilla	0.72mi	4/2.5	1,535 (0%)	1mo	$185,999	$121	66
11920 La Cuchilla	0.72mi	4/2.5	1,535 (0%)	1mo	$188,999	$123	66
12145 La Cuchilla	0.72mi	4/2.5	1,535 (0%)	1mo	$187,999	$122	66
3106 Davis Trce	0.30mi	3/2.0 (-1)	1,651 (+8%)	1mo	$309,950	$188	66
12058 La Cuchilla	0.72mi	4/2.5	1,535 (0%)	1mo	$184,999	$121	66
11344 Silver Rose	0.60mi	3/2.0 (-1)	1,520 (-1%)	1mo	$257,000	$169	63
3110 Lamoka Lk	0.29mi	3/2.5 (-1)	1,698 (+11%)	1mo	$249,900	$147	63
12406 Winding Oak Rdg	0.72mi	4/2.0	1,483 (-3%)	1mo	$219,999	$148	58
12153 La Cuchilla	0.72mi	3/2.5 (-1)	1,360 (-11%)	1mo	$195,999	$144	42
12402 Winding Oak Rdg	0.72mi	3/2.0 (-1)	1,354 (-12%)	1mo	$210,999	$156	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.44×
• Total profit: $-28,836
• Equity at exit: $27,286

10-year hold

• IRR: -15.2%
• Equity multiple: 0.26×
• Total profit: $-37,777
• Equity at exit: $15,822

Cash invested: $51,240 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1172
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$960
• Tax est. 1.5%: −$229 /mo · $2,745/yr
• Insurance: −$76
• HOA: −$100
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $97

Break-even live

Break-even rent $1,727

Max offer price $182,999

Occupancy floor 90%

Sensitivity live

Price	-10% $223	-5% $160	+0% $97	+5% $33	+10% $-30
Rent	-10% $-50	-5% $23	+0% $97	+5% $170	+10% $243
Rate	-1.0pp $189	-0.5pp $143	base $97	+0.5pp $49	+1.0pp $1

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	45d	1	0.04mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	45d	1	0.07mi
11902 Mulberry Crk San Antonio, TX	3.0	2.0	1413	$1,647	$1.17	45d	1	0.10mi
3203 Onion Crk San Antonio, TX	3.0	2.0	1413	$1,750	$1.24	0d	1	0.13mi
12010 Mulberry Crk Unit NA San Antonio, TX	3.0	2.0	1296	$1,850	$1.43	16d	1	0.16mi
3127 Keuka Park Dr San Antonio, TX	3.0	2.5	1698	$1,950	$1.15	25d	1	0.26mi
3111 Lamoka Lk San Antonio, TX	3.0	3.0	1508	$1,600	$1.06	3d	1	0.30mi
3111 Lamoka Lk San Antonio, TX	3.0	2.5	1509	$1,600	$1.06	45d	1	0.30mi
12118 Pease Riv San Antonio, TX	3.0	2.0	1540	$1,850	$1.20	14d	1	0.32mi
12126 Sampson Crk San Antonio, TX	3.0	2.0	1489	$1,895	$1.27	25d	1	0.35mi
12141 Pease Riv San Antonio, TX	3.0	2.0	1396	$1,595	$1.14	4d	1	0.37mi
11513 Thackery Haze San Antonio, TX	4.0	2.5	2223	$1,850	$0.83	19d	1	0.39mi
2840 Tengyc Bow San Antonio, TX	4.0	2.0	1704	$1,775	$1.04	46d	1	0.46mi
3011 Lindenwood Way San Antonio, TX	3.0	2.5	1700	$1,955	$1.15	25d	1	0.47mi
11623 Blackmore Leap San Antonio, TX	4.0	2.5	2106	$1,900	$0.90	25d	1	0.55mi
2917 Wentwood Run San Antonio, TX	4.0	2.0	1650	$1,825	$1.11	18d	1	0.57mi
11718 Classmore Gap San Antonio, TX	3.0	2.0	1918	$2,100	$1.09	4d	1	0.58mi
2922 Wentwood Run San Antonio, TX	3.0	2.5	2241	$2,100	$0.94	25d	1	0.60mi
11348 Top Hat San Antonio, TX	3.0	2.0	1658	$1,775	$1.07	45d	1	0.62mi
11328 Silver Rose San Antonio, TX	3.0	2.0	1691	$1,870	$1.11	45d	1	0.66mi
4546 Longhorn Crst San Antonio, TX	4.0	2.0	1720	$2,200	$1.28	0d	1	0.71mi
11306 Amberina San Antonio, TX	3.0	2.5	2100	$1,795	$0.85	25d	1	0.71mi
11306 Amberina San Antonio, TX	3.0	2.5	2100	$1,795	$0.85	5d	1	0.71mi
14618 Fowler Rdg San Antonio, TX	3.0	2.0	1266	$1,776	$1.40	16d	1	0.72mi
11556 Mustang Grv San Antonio, TX	3.0	2.0	1929	$2,150	$1.11	22d	1	0.74mi
11215 Aristides San Antonio, TX	4.0	2.0	1520	$1,925	$1.27	6d	1	0.76mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,595	$1.21	0d	1	0.80mi
11806 Black Rose San Antonio, TX	4.0	2.5	2100	$2,150	$1.02	45d	1	0.83mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	25d	1	0.88mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	25d	1	0.88mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	6d	1	0.89mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	22d	1	0.91mi
11323 Pink Star San Antonio, TX	3.0	2.0	1695	$1,675	$0.99	0d	1	0.91mi
2915 Thunder Gulch San Antonio, TX	3.0	2.5	1994	$1,875	$0.94	0d	1	0.96mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,735	$0.97	0d	1	0.97mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	45d	1	0.97mi
2546 Just My Style San Antonio, TX	3.0	2.5	1994	$1,775	$0.89	45d	1	0.99mi
10943 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,900	$1.05	25d	1	1.06mi
10919 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,595	$0.88	45d	1	1.11mi
10909 Charreada Trl San Antonio, TX	3.0	2.0	1739	$1,800	$1.04	25d	1	1.20mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 15 events

1. 2026-06-21
   days on market $182,999 Active 37 DOM
2. 2026-06-18
   days on market $182,999 Active 34 DOM
3. 2026-06-17
   days on market $182,999 Active 33 DOM
4. 2026-06-16
   days on market $182,999 Active 32 DOM
5. 2026-06-15
   days on market $182,999 Active 31 DOM
6. 2026-06-13
   statusdays on market $182,999 Active 29 DOM
7. 2026-06-09
   days on market $182,999 Price Change 25 DOM
8. 2026-06-08
   days on market $182,999 Price Change 24 DOM
9. 2026-06-07
   days on market $182,999 Price Change 23 DOM
10. 2026-06-04
    days on market $182,999 Price Change 20 DOM
11. 2026-06-03
    days on market $182,999 Price Change 19 DOM
12. 2026-06-02
    pricestatusdays on market $182,999 Price Change 18 DOM
13. 2026-06-01
    days on market $183,999 Active 17 DOM
14. 2026-05-31
    days on market $183,999 Active 16 DOM
15. 2026-05-15
    listed $183,999 New 535-char remark

ⓘ 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: $22,196
• − Mortgage interest: −$10,251
• − Property taxes: −$2,745
• − Insurance: −$915
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$1,200
• − Depreciation: −$5,324
• Taxable loss: −$1,790
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,588/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 · 28 photos

Good 80/100 None rehab

This two-story home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its appeal.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Replace air filters — Clean air filters improve air quality and reduce HVAC maintenance costs.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Replace air filters — Clean air filters improve air quality and reduce HVAC maintenance costs. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $182,999 LERA
• 2026-05-15 Listed $183,999 LERA