110 Violet Sylph · San Antonio, TX 78253

$333,950

4 bd · 3.0 ba · 2,473 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition 4,791 sqft lot $135/sqft · 46% below area Est $617k · 46% under $60/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside The Nicole plan, a two-story home featured in Redbird Ranch in San Antonio, TX. Featuring 2 classic front exteriors, 4 bedrooms, 3 full baths and a 2-car garage, this floor plan is sure to turn heads. The Nicole offers 2473 square feet of comfortable living and includes a full bathroom and bedroom located right off the foyer that is perfect for guests. Continue down the hall to find an open concept plan with the family room opening to a gourmet kitchen and dining room. The kitchen includes quartz or granite counter tops, stainless steel appliances, shaker style cabinetry and a spacious corner pantry. A kitchen island overlooks the living room and includes a deep, single basin si

Key facts

• Gourmet kitchen
• Grand walk-in closet
• Spacious game room

Tags

• GOURMET KITCHEN
• SPACIOUS GAME ROOM
• ATTACHED ENSUITE BATHROOM
• GRAND WALK-IN CLOSET
• FULL YARD LANDSCAPING

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $720 annually; Association transfer fee $170; Community amenities: pool, tennis, clubhouse, park/playground, jogging trails, sports court

Exterior

• Parking: 2-car garage
• Security: Pre-wired for security; Carbon monoxide detector
• Utilities: Water: SAWS (water system and sewer system); Sewer: SAWS; Gas: CPS; Electricity: CPS; Garbage service: TIGER; HERS rated (green certification)
• Home design: New construction by D.R. Horton; Brick, stone/rock and cement fiber exterior; Slab foundation; Composition roof; Subdivision: REDBIRD RANCH
• Construction: New home (approximate age: 0)
• Exterior features: Covered patio; Privacy fence; Sprinkler system; Double-pane windows; Street paved with curbs, gutters and sidewalks; Streetlights

Interior

• Kitchen: Island kitchen; Gas cooking; Stove/Range; Microwave; Dishwasher; Garbage disposal; Ice maker connection
• Bedrooms: Primary bedroom on upper level with walk-in closet and private full bath; Secondary bedroom on lower level; Bedroom 2: 12 x 12; Bedroom 3: 12 x 11; Bedroom 4: 12 x 11; Primary bedroom dimensions: 17 x 15
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Three full bathrooms; Primary bath with shower only and single vanity; Primary bath dimensions: 11 x 10
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floor plan; Two living areas; Separate dining room; Island kitchen; Game room; Utility room inside; Laundry room; Walk-in closets; Attic with pull-down stairs; Pre-wired for security; Carbon monoxide detector; All window coverings remain; High speed internet
• Laundry & utility: Washer and dryer connections; Laundry room inside; Gas water heater; Utility room 6 x 6

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (27.9% below list).
• Recommended offer: $241k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• 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 H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 697 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,850 (27.9% 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 51 days. Have you received any prior offers? Is the seller open to a 28% 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. 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: 0.72% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 11.6

CMA / ARV

• ARV (median comp): $617,084
• List price: $333,950
• Delta: -45.88%
• 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
303 Ainslie St W	0.21mi	4/3.0	2,495 (+1%)	5mo	$454,990	$182	85
169 Mallorys Way	0.24mi	4/3.0	2,536 (+2%)	1mo	$434,990	$172	84
166 Mallorys Way	0.23mi	4/3.5	2,614 (+6%)	1mo	$425,990	$163	77
105 Heidi Hl	0.25mi	4/3.5	2,614 (+6%)	1mo	$399,990	$153	76
119 Mallorys Way	0.21mi	4/3.5	2,303 (-7%)	2mo	$349,990	$152	75
148 Mallorys Way	0.22mi	4/3.5	2,614 (+6%)	7mo	$419,990	$161	72
139 Annette Dr	0.41mi	4/3.0	2,334 (-6%)	1mo	$474,990	$204	71
272 Christian	0.34mi	5/3.5 (+1)	2,660 (+8%)	2mo	$598,089	$225	62
110 Katie Ct	0.39mi	4/3.5	2,722 (+10%)	1mo	$474,990	$175	62
180 Heidi Hl	0.29mi	3/2.5 (-1)	2,155 (-13%)	7mo	$434,990	$202	52
430 James Way	0.52mi	3/3.0 (-1)	2,781 (+12%)	7mo	$664,900	$239	44
242 James	0.68mi	3/3.0 (-1)	2,791 (+13%)	0mo	$675,000	$242	42

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-90,724
• Equity at exit: $49,793

10-year hold

• IRR: -51.4%
• Equity multiple: -0.54×
• Total profit: $-144,128
• Equity at exit: $28,874

Cash invested: $93,506 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 697
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,408 medium
• Mortgage (P&I): −$1,751
• Tax est. 1.5%: −$417 /mo · $5,009/yr
• Insurance: −$139
• HOA: −$60
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-465

Break-even live

Break-even rent $2,997

Max offer price $266,644

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: $83,488
• Closing costs: $10,018
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
270 Lilly Blf Castroville, TX	4.0	3.0	2958	$3,600	$1.22	44d	1	1.45mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 14 events

1. 2026-06-18
   days on market $333,950 Active 51 DOM
2. 2026-06-17
   days on market $333,950 Active 50 DOM
3. 2026-06-16
   days on market $333,950 Active 49 DOM
4. 2026-06-15
   statusdays on market $333,950 Active 48 DOM
5. 2026-06-13
   days on market $333,950 Price Change 46 DOM
6. 2026-06-09
   days on market $333,950 Price Change 42 DOM
7. 2026-06-08
   days on market $333,950 Price Change 41 DOM
8. 2026-06-07
   pricestatusdays on market $333,950 Price Change 40 DOM
9. 2026-06-04
   days on market $335,050 Active 37 DOM
10. 2026-06-03
    days on market $335,050 Active 36 DOM
11. 2026-06-02
    days on market $335,050 Active 35 DOM
12. 2026-06-01
    days on market $335,050 Active 34 DOM
13. 2026-05-31
    days on market $335,050 Active 33 DOM
14. 2026-04-28
    listed $335,050 New 1659-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: $28,902
• − Mortgage interest: −$18,706
• − Property taxes: −$5,009
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,312
• − Management: −$2,312
• − HOA: −$720
• − Depreciation: −$9,715
• Taxable loss: −$11,543
• Est. tax savings @ 24.0%: +$2,770
• After-tax cash flow: $-2,811/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 · 3 photos

Good 80/100 None rehab

This two-story home in San Antonio, TX, is in excellent condition with no visible repairs needed. It offers a spacious floor plan, modern finishes, and a move-in-ready appearance.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the kitchen and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑

ⓘ 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

-0.3% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $333,950 LERA
• 2026-04-28 Listed $335,050 LERA