Is 110 Violet Sylph in San Antonio, TX a good investment?

CashFlowRE grades it D with a 4.8% cap rate and $-422/mo modeled cash flow at a $333,950 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 110 Violet Sylph?

The modeled cap rate is 4.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,463/month, from CashFlowRE's rent model.

D Composite 41.41

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 +7.5/30.0
Schools +4.8/10.0
Livability +4.0/5.0
Condition / age +4.0/5.0
1% rule +2.4/10.0
Rent growth +2.2/5.0
DSCR +1.6/10.0
Appreciation +0.0/10.0

$333,950

110 Violet Sylph · San Antonio, TX 78253

4 bd · 3.0 ba · 2,473 sqft · SingleFamily · 102 Days on market

Built 2026 Good condition 4,791 sqft lot 2-car garage $135/sqft · 44% below area Est $594k · 44% under $60/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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.

Key facts

Gourmet kitchen
Grand walk-in closet
Spacious game room

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 $-422 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $273k (18.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (26.3% below list).
Recommended offer: $246k (26.3% below list) — sets the bar for 1% rule.
Cap rate 4.8% 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 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 soft (-1.1%/yr); 852 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 102 days — a 9% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,267 (26.3% below list)

Questions for the listing agent

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?
It's been on market 102 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.74% ✗
Cap rate: 4.78%
Cash-on-cash: -5.42%
DSCR: 0.76
GRM: 11.3

CMA / ARV

ARV (median comp): $593,620
List price: $333,950
Delta: -43.74%
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
313 Ainslie St W	0.16mi	4/3.0	2,358 (-5%)	2mo	$429,990	$182	84
169 Mallorys Way	0.24mi	4/3.0	2,536 (+2%)	2mo	$434,990	$172	82
171 Heidi Hl	0.29mi	3/3.0 (-1)	2,492 (+1%)	0mo	$369,990	$148	80
133 Heidi Hl	0.26mi	4/3.0	2,369 (-4%)	1mo	$399,990	$169	80
166 Mallorys Way	0.23mi	4/3.5	2,614 (+6%)	2mo	$425,990	$163	76
105 Heidi Hl	0.25mi	4/3.5	2,614 (+6%)	2mo	$399,990	$153	75
119 Mallorys Way	0.21mi	4/3.5	2,303 (-7%)	4mo	$349,990	$152	74
139 Annette Dr	0.41mi	4/3.0	2,334 (-6%)	2mo	$474,990	$204	69
283 W Ainslie St	0.19mi	4/3.0	2,119 (-14%)	0mo	$349,990	$165	67
110 Katie Ct	0.39mi	4/3.5	2,722 (+10%)	2mo	$474,990	$175	61
151 Annette Dr	0.43mi	3/2.5 (-1)	2,653 (+7%)	0mo	$497,990	$188	61
242 James	0.68mi	3/3.0 (-1)	2,791 (+13%)	2mo	$675,000	$242	40

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: -29.0%
Equity multiple: 0.06×
Total profit: $-88,156
Equity at exit: $49,793

10-year hold

IRR: -47.7%
Equity multiple: -0.49×
Total profit: $-138,992
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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 49 active · 16 under contract
Months of supply: 13.4 mo (7%/mo absorbed)
Median asking: $499,990 ($179/sqft)
Median days on market: 124 d
This list price: 10% of active listings are priced below it
ARV vs active asking: +33.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78253

Home prices YoY: -33.4%
Rents YoY: -1.1%
Active inventory: 852
Price-to-rent: 11.3×

Monthly cashflow live

Estimated rent: $2,463 medium interval (Pro) →
Mortgage (P&I): −$1,751
Tax est. 1.5%: −$417 /mo · $5,009/yr
Insurance: −$139
HOA: −$60
Lot rent: −$0
Vacancy / Maint / Mgmt: −$517
Net cashflow: $-422

Break-even live

Break-even rent $2,997

Max offer price $272,837

Occupancy floor —

Sensitivity live

Price	-10% $-192	-5% $-307	+0% $-422	+5% $-538	+10% $-653
Rent	-10% $-617	-5% $-520	+0% $-422	+5% $-325	+10% $-228
Rate	-1.0pp $-254	-0.5pp $-337	base $-422	+0.5pp $-509	+1.0pp $-597

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
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	93d	1	1.45mi

Property features AI

Finance

HOA & community: Mandatory HOAHOA fee $720 annuallyAssociation transfer fee $170Community amenities: pool, tennis, clubhouse, park/playground, jogging trails, sports court

Exterior

Parking: 2-car garage
Security: Pre-wired for securityCarbon monoxide detector
Utilities: Water: SAWS (water system and sewer system)Sewer: SAWSGas: CPSElectricity: CPSGarbage service: TIGERHERS rated (green certification)
Home design: New construction by D.R. HortonBrick, stone/rock and cement fiber exteriorSlab foundationComposition roofSubdivision: REDBIRD RANCH
Construction: New home (approximate age: 0)
Exterior features: Covered patioPrivacy fenceSprinkler systemDouble-pane windowsStreet paved with curbs, gutters and sidewalksStreetlights

Interior

Kitchen: Island kitchenGas cookingStove/RangeMicrowaveDishwasherGarbage disposalIce maker connection
Bedrooms: Primary bedroom on upper level with walk-in closet and private full bathSecondary bedroom on lower levelBedroom 2: 12 x 12Bedroom 3: 12 x 11Bedroom 4: 12 x 11Primary bedroom dimensions: 17 x 15
Flooring: CarpetingVinyl flooring
Bathrooms: Three full bathroomsPrimary bath with shower only and single vanityPrimary bath dimensions: 11 x 10
Heating & cooling: Central heating (natural gas)Central air conditioning
Interior features: Open floor planTwo living areasSeparate dining roomIsland kitchenGame roomUtility room insideLaundry roomWalk-in closetsAttic with pull-down stairsPre-wired for securityCarbon monoxide detectorAll window coverings remainHigh speed internet
Laundry & utility: Washer and dryer connectionsLaundry room insideGas water heaterUtility room 6 x 6

Listing history 50 events

2026-08-08

days on market $333,950 Active 102 DOM
2026-08-06

days on market $333,950 Active 100 DOM
2026-08-05

days on market $333,950 Active 99 DOM
2026-08-04

days on market $333,950 Active 98 DOM
2026-08-03

days on market $333,950 Active 97 DOM
2026-07-31

days on market $333,950 Active 94 DOM
2026-07-30

days on market $333,950 Active 92 DOM
2026-07-28

days on market $333,950 Active 91 DOM
2026-07-26

days on market $333,950 Active 89 DOM
2026-07-24

days on market $333,950 Active 87 DOM
2026-07-23

days on market $333,950 Active 86 DOM
2026-07-22

days on market $333,950 Active 85 DOM
2026-07-21

days on market $333,950 Active 84 DOM
2026-07-20

days on market $333,950 Active 83 DOM
2026-07-18

days on market $333,950 Active 81 DOM
2026-07-18

days on market $333,950 Active 80 DOM
2026-07-16

days on market $333,950 Active 79 DOM
2026-07-15

days on market $333,950 Active 78 DOM
2026-07-14

days on market $333,950 Active 77 DOM
2026-07-13

days on market $333,950 Active 76 DOM
2026-07-13

days on market $333,950 Active 75 DOM
2026-07-11

days on market $333,950 Active 74 DOM
2026-07-10

days on market $333,950 Active 73 DOM
2026-07-10

days on market $333,950 Active 72 DOM
2026-07-07

days on market $333,950 Active 70 DOM
2026-07-06

days on market $333,950 Active 69 DOM
2026-07-05

days on market $333,950 Active 68 DOM
2026-07-03

days on market $333,950 Active 66 DOM
2026-07-02

days on market $333,950 Active 65 DOM
2026-07-01

days on market $333,950 Active 64 DOM
2026-06-30

days on market $333,950 Active 63 DOM
2026-06-29

days on market $333,950 Active 62 DOM
2026-06-28

days on market $333,950 Active 61 DOM
2026-06-27

days on market $333,950 Active 60 DOM
2026-06-26

days on market $333,950 Active 59 DOM
2026-06-24

days on market $333,950 Active 57 DOM
2026-06-22

days on market $333,950 Active 55 DOM
2026-06-21

days on market $333,950 Active 54 DOM
2026-06-18

days on market $333,950 Active 51 DOM
2026-06-17

days on market $333,950 Active 50 DOM
2026-06-16

days on market $333,950 Active 49 DOM
2026-06-15

statusdays on market $333,950 Active 48 DOM
2026-06-13

days on market $333,950 Price Change 46 DOM
2026-06-09

days on market $333,950 Price Change 42 DOM
2026-06-08

days on market $333,950 Price Change 41 DOM
2026-06-07

pricestatusdays on market $333,950 Price Change 40 DOM
2026-06-04

days on market $335,050 Active 37 DOM
2026-06-03

days on market $335,050 Active 36 DOM
2026-06-02

days on market $335,050 Active 35 DOM
2026-06-01

days on market $335,050 Active 34 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $29,552
− Mortgage interest: −$18,706
− Property taxes: −$5,009
− Insurance: −$1,670
− Repairs & maintenance: −$2,364
− Management: −$2,364
− HOA: −$720
− Depreciation: −$9,715
Taxable loss: −$10,996

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,639
After-tax cash flow: $-2,429/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 ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Potranco El D+ TX #833/4,322 Nat'l #12,398/41,679 Middle Medina Valley Middle C- TX #400/1,662 Nat'l #3,953/14,009 High Medina Valley H S F TX #652/1,632 Nat'l #6,890/17,239

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

A Composite livability gradescore 80/100

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 · 54,332 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: 27% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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