Plan 1605 Plan · San Antonio, TX 78112

$197,995

3 bd · 2.0 ba · 1,605 sqft · SingleFamily · 307 Days on market

Excellent condition

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Schools +1.9/10.0

Listing remarks MLS

* Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

Key facts

• Split-bedroom layout
• Walk-in closet
• Primary suite

Tags

• WALK-IN CLOSET
• PRIMARY SUITE
• 5-PANEL INTERIOR DOORS
• SMART THERMOSTAT
• FRONT PORCH
• SPLIT-BEDROOM LAYOUT

🏗️ New construction. The $197,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $237,386.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (12.0% below list).
• Recommended offer: $174k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 451 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of equity ($2k loan paydown + $-392 appreciation (-0.2% local appreciation)).
• 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 307 days — a 12% lower offer ($174k) 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,235 (12.0% 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. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $237,386
• List price: $197,995
• Delta: -16.59%
• 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
14319 Calaveras Cv	0.12mi	3/2.0	1,604 (-0%)	13mo	$209,978	$131	84
14315 Calaveras Cv	0.11mi	3/2.0	1,604 (-0%)	15mo	$232,644	$145	82
14446 Stinger Hook	0.31mi	3/2.0	1,604 (-0%)	5mo	$224,482	$140	81
5202 Big Oak Run	0.34mi	3/2.0	1,604 (-0%)	4mo	$222,386	$139	81
5022 Kayak Cv	0.07mi	3/2.5	1,780 (+11%)	7mo	$225,563	$127	71
14311 Calaveras Cv	0.11mi	3/2.0	1,416 (-12%)	11mo	$199,167	$141	66
5014 Kayak Cv	0.05mi	3/2.5	1,780 (+11%)	14mo	$259,257	$146	66
5018 Kayak Cv	0.05mi	3/2.0	1,377 (-14%)	11mo	$207,633	$151	65
14327 Calaveras Cv	0.14mi	3/2.0	1,416 (-12%)	14mo	$208,081	$147	62
14323 Calaveras Cv	0.13mi	3/2.5	1,780 (+11%)	15mo	$234,203	$132	61
14351 Calaveras Cv	0.18mi	3/2.0	1,415 (-12%)	13mo	$209,706	$148	61
14451 Stinger Hook	0.30mi	3/2.0	1,416 (-12%)	10mo	$206,929	$146	58

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.62×
• Total profit: $-25,533
• Equity at exit: $66,975

10-year hold

• IRR: -2.1%
• Equity multiple: 0.78×
• Total profit: $-14,648
• Equity at exit: $78,964

Cash invested: $66,468 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$1,245
• Tax est. 1.5%: −$297 /mo · $3,561/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-263

Break-even live

Break-even rent $2,077

Max offer price $199,267

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-181	+0% $-263	+5% $-345	+10% $-427
Rent	-10% $-401	-5% $-332	+0% $-263	+5% $-195	+10% $-126
Rate	-1.0pp $-144	-0.5pp $-203	base $-263	+0.5pp $-325	+1.0pp $-388

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: $59,347
• Closing costs: $7,122
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14319 Breakline Way Elmendorf, TX	3.0	2.5	2100	$2,200	$1.05	25d	1	0.09mi
14050 Southton Rd Elmendorf, TX	1.0–2.0	1.0–2.0	839	$1,550	$1.85	3d	18	0.25mi
14458 Ribbon Tail Elmendorf, TX	3.0	2.5	1908	$1,790	$0.94	25d	1	0.26mi
13319 Winemaker Dr San Antonio, TX	4.0	2.5	1931	$1,945	$1.01	25d	1	0.77mi
13215 Winemaker Dr San Antonio, TX	3.0	2.5	1625	$1,429	$0.88	45d	1	0.79mi
13203 Winemaker Dr San Antonio, TX	3.0	2.5	1486	$1,850	$1.24	25d	1	0.79mi
13338 Stetson Trl San Antonio, TX	4.0	2.0	1520	$1,369	$0.90	45d	1	0.80mi
13127 Winemaker Dr San Antonio, TX	4.0	3.0	2244	$2,400	$1.07	45d	1	0.81mi
10921 Presa Way San Antonio, TX	3.0	2.5	1360	$1,450	$1.07	45d	1	0.86mi
4538 Wrangler Run San Antonio, TX	4.0	3.0	2239	$1,589	$0.71	5d	1	0.86mi
4523 Stetson Run San Antonio, TX	3.0	2.0	1645	$1,650	$1.00	45d	1	0.86mi
4511 Southton Way San Antonio, TX	3.0	2.0	1653	$1,650	$1.00	21d	1	0.89mi
14007 Southton Basin San Antonio, TX	3.0	2.0	1474	$1,465	$0.99	45d	1	0.91mi
14023 Southton Basin San Antonio, TX	3.0	2.0	1474	$1,300	$0.88	25d	1	0.93mi
4343 Open Water San Antonio, TX	3.0	2.0	1450	$1,595	$1.10	45d	1	0.95mi
4411 Southton Way San Antonio, TX	3.0	2.5	2242	$1,796	$0.80	13d	1	0.96mi
4418 Wrangler Vw San Antonio, TX	3.0	2.0	1602	$1,550	$0.97	25d	1	1.01mi
4310 Rapids Way San Antonio, TX	4.0	2.0	1606	$1,600	$1.00	13d	1	1.03mi
4231 Southton Mere San Antonio, TX	4.0	2.5	1950	$1,795	$0.92	3d	1	1.04mi
13831 Weir Pl San Antonio, TX	4.0	2.5	1950	$1,795	$0.92	3d	1	1.11mi
13827 Weir Pl San Antonio, TX	4.0	2.0	1627	$1,645	$1.01	3d	1	1.11mi
4284 Thalweg Way San Antonio, TX	4.0	2.5	1532	$1,475	$0.96	45d	1	1.11mi
4206 Osmosis Dr San Antonio, TX	3.0	2.0	1440	$1,450	$1.01	23d	1	1.14mi
14318 Calaveras Crk San Antonio, TX	4.0	2.0	1492	$1,525	$1.02	3d	1	1.16mi
4136 Cove Fls San Antonio, TX	3.0	2.0	1450	$1,500	$1.03	3d	1	1.17mi
4110 Cross Current San Antonio, TX	3.0	2.0	1300	$1,500	$1.15	3d	1	1.22mi
4105 Water Fall Cv San Antonio, TX	4.0	2.0	1492	$1,525	$1.02	3d	1	1.25mi
4150 Southton Tarn San Antonio, TX	3.0	2.0	1230	$1,100	$0.89	25d	1	1.25mi

Listing history 23 events

1. 2026-06-21
   days on market $197,995 Active 307 DOM
2. 2026-06-18
   days on market $197,995 Active 304 DOM
3. 2026-06-17
   days on market $197,995 Active 303 DOM
4. 2026-06-16
   days on market $197,995 Active 302 DOM
5. 2026-06-15
   days on market $197,995 Active 301 DOM
6. 2026-06-13
   days on market $197,995 Active 299 DOM
7. 2026-06-09
   days on market $197,995 Active 295 DOM
8. 2026-06-08
   days on market $197,995 Active 294 DOM
9. 2026-06-07
   days on market $197,995 Active 293 DOM
10. 2026-06-04
    days on market $197,995 Active 290 DOM
11. 2026-06-03
    days on market $197,995 Active 289 DOM
12. 2026-06-02
    days on market $197,995 Active 288 DOM
13. 2026-06-01
    days on market $197,995 Active 287 DOM
14. 2026-05-31
    days on market $197,995 Active 286 DOM
15. 2026-05-14
    price $197,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

16. 2026-04-06
    price $207,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

17. 2026-02-27
    price $205,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

18. 2026-01-24
    price $198,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

19. 2025-10-15
    price $208,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

20. 2025-10-14
    price $206,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

21. 2025-09-29
    price $198,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

22. 2025-09-03
    price $196,995 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

23. 2025-08-18
    listed $194,995 Active 506-char remark

    Show marketing remark (506 chars)

    * Den with walk-in closet * Primary suite at rear of home for added privacy * 5-panel interior doors * Designer-selected lighting fixtures with 100% LED bulbs * Open floor plan * Smart thermostat * Front porch * Split-bedroom layout * Spacious great room * Kitchen island * Dedicated laundry room * ENERGY STAR® certified home * Playground * Convenient to downtown * Commuter-friendly location * Outdoor recreation nearby * Biking trails nearby * Hiking trails nearby

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,918
• − Mortgage interest: −$13,297
• − Property taxes: −$3,561
• − Insurance: −$1,187
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$6,906
• Taxable loss: −$7,380
• Est. tax savings @ 24.0%: +$1,771
• After-tax cash flow: $-1,390/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential to be further enhanced with some painting and landscaping improvements to maximize its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the home's curb appeal and add value to the property. ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• 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

Price history

+1.5% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $197,995 Zillow
• 2026-04-06 Price Changed $207,995 Zillow
• 2026-02-27 Price Changed $205,995 Zillow
• 2026-01-24 Price Changed $198,995 Zillow
• 2025-10-15 Price Changed $208,995 Zillow
• 2025-10-14 Price Changed $206,995 Zillow
• 2025-09-29 Price Changed $198,995 Zillow
• 2025-09-03 Price Changed $196,995 Zillow
• 2025-08-18 Listed $194,995 Zillow