5930 Granite Quarry · San Antonio, TX 78222

$304,000

5 bd · 3.0 ba · 2,498 sqft · SingleFamily · 41 Days on market

Built 2026 4,791 sqft lot $122/sqft · at area comps Est $311k · at est. $32/mo HOA · 1% 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).

• Cash flow +12.1/30.0
• ARV discount +8.6/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Madison, a two-story home featured in Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors, 2-car garage, and a full yard landscaping and irrigation package, ensuring that your home looks its best every single day. Inside this 5 bedroom, 3 bathroom home, you'll find 2489 square feet of open-concept living. A long entryway leads to a blended dining area, gourmet kitchen, and living room, perfect for entertaining and every day living. Your kitchen includes quartz counter tops, stainless steel appliances, shaker style cabinetry, and a grand kitchen island, complete with a roomy single basin sink and quartz breakfast bar. The corner pantry is spacious and includes plenty of built-in shelving. With a secondary bedroom and full bath located off the living room, this home offers private space for out-of-town guests. Head up the wide staircase to find a versatile loft, the private main bedroom suite, three secluded secondary bedrooms with carpet flooring, large windows and closets and a third full bath. The private main bedroom is an oasis, featuring a cozy sitting area and attractive ensuite bathroom. Enjoy quality quartz vanity tops, a tiled walk-in shower, a separate water closet, and a walk-in closet with plenty of space to get ready in the morning. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz bathroom counter tops, and our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Tiled walk-in shower
• Walk-in closet
• Gourmet kitchen

Tags

• FULL YARD LANDSCAPING
• GOURMET KITCHEN
• CORNER PANTRY
• PRIVATE MAIN BEDROOM SUITE
• TILED WALK-IN SHOWER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $304k.

Deal economics

• At list price, monthly cash flow is $-68 ($-816/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (27.3% below list).
• Recommended offer: $221k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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: Rents rising fast (+4.3%/yr); 445 active listings in the ZIP; 18 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).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 41 days — a 3% lower offer ($295k) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,948 (27.3% 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 41 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

• ARV (median comp): $311,490
• List price: $304,000
• Delta: -2.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6003 Marble Caverns	0.01mi	4/3.0 (-1)	2,473 (-1%)	1mo	$302,500	$122	92
6446 Lake Superior	0.34mi	5/2.5	2,544 (+2%)	1mo	$285,900	$112	78
5919 Caliche Fls	0.18mi	4/2.5 (-1)	2,416 (-3%)	6mo	$344,990	$143	74
6022 Granite Quarry	0.05mi	4/2.5 (-1)	2,223 (-11%)	0mo	$288,500	$130	72
5106 Halite Vly	0.21mi	4/2.5 (-1)	2,276 (-9%)	5mo	$294,990	$130	64
4902 Sandstone Way	0.18mi	4/2.5 (-1)	2,194 (-12%)	0mo	$297,386	$136	64
4907 Blue Rnch	0.16mi	4/2.5 (-1)	2,194 (-12%)	3mo	$300,761	$137	63
3930 Southern Fld	0.68mi	5/2.5	2,576 (+3%)	2mo	$234,900	$91	60
5934 Hematite Rim	0.51mi	4/2.5 (-1)	2,276 (-9%)	2mo	$299,500	$132	53
5718 Agate Cir	0.61mi	4/3.0 (-1)	2,368 (-5%)	7mo	$320,000	$135	52
5938 Smoky Quartz	0.62mi	4/2.5 (-1)	2,704 (+8%)	2mo	$310,000	$115	49
5703 Agate Cir	0.58mi	4/7.5 (-1)	2,416 (-3%)	6mo	$345,990	$143	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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-50,695
• Equity at exit: $45,327

10-year hold

• IRR: -6.6%
• Equity multiple: 0.56×
• Total profit: $-37,477
• Equity at exit: $26,284

Cash invested: $85,120 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 445
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,594
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$127
• HOA: −$32
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-68

Break-even live

Break-even rent $2,296

Max offer price $291,983

Occupancy floor 98%

Sensitivity live

Price	-10% $104	-5% $18	+0% $-68	+5% $-154	+10% $-240
Rent	-10% $-243	-5% $-155	+0% $-68	+5% $19	+10% $107
Rate	-1.0pp $85	-0.5pp $9	base $-68	+0.5pp $-147	+1.0pp $-227

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: $76,000
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5950 Lake Superior St San Antonio, TX	5.0	2.5	1781	$2,275	$1.28	5d	1	0.10mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.27mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.28mi
5011 Sandstone Way San Antonio, TX	4.0	2.5	2194	$2,050	$0.93	5d	1	0.28mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	45d	1	0.31mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	25d	1	0.33mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	23d	1	0.33mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	45d	1	0.37mi
5226 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.38mi
5330 Tourmaline Loop San Antonio, TX	4.0	2.5	2100	$1,800	$0.86	14d	1	0.42mi
5526 Fossil Way San Antonio, TX	4.0	2.5	2097	$1,895	$0.90	45d	1	0.49mi
3918 Espada Fls San Antonio, TX	4.0	2.5	2323	$1,645	$0.71	12d	1	0.52mi
3410 Glacier Lk San Antonio, TX	4.0	2.5	2338	$1,650	$0.71	25d	1	0.53mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	25d	1	0.90mi
6123 Flower Mdw San Antonio, TX	4.0	2.0	1800	$1,795	$1.00	45d	1	0.94mi
6102 Bear Mdw San Antonio, TX	5.0	2.0	2560	$2,199	$0.86	5d	1	1.00mi
3457 S Foster Rd San Antonio, TX	4.0	2.0	2432	$2,395	$0.98	45d	1	1.16mi
4603 River Post San Antonio, TX	4.0	2.5	2239	$1,695	$0.76	45d	1	1.48mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: waterlandscaping

Listing history 2 events

1. 2026-05-04
   status Pending 1647-char remark

   Show marketing remark (1647 chars)

   Introducing The Madison, a two-story home featured in Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors, 2-car garage, and a full yard landscaping and irrigation package, ensuring that your home looks its best every single day. Inside this 5 bedroom, 3 bathroom home, you'll find 2489 square feet of open-concept living. A long entryway leads to a blended dining area, gourmet kitchen, and living room, perfect for entertaining and every day living. Your kitchen includes quartz counter tops, stainless steel appliances, shaker style cabinetry, and a grand kitchen island, complete with a roomy single basin sink and quartz breakfast bar. The corner pantry is spacious and includes plenty of built-in shelving. With a secondary bedroom and full bath located off the living room, this home offers private space for out-of-town guests. Head up the wide staircase to find a versatile loft, the private main bedroom suite, three secluded secondary bedrooms with carpet flooring, large windows and closets and a third full bath. The private main bedroom is an oasis, featuring a cozy sitting area and attractive ensuite bathroom. Enjoy quality quartz vanity tops, a tiled walk-in shower, a separate water closet, and a walk-in closet with plenty of space to get ready in the morning. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz bathroom counter tops, and our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

2. 2026-03-24
   listed $304,000 New 1647-char remark

   Show marketing remark (1647 chars)

   Introducing The Madison, a two-story home featured in Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors, 2-car garage, and a full yard landscaping and irrigation package, ensuring that your home looks its best every single day. Inside this 5 bedroom, 3 bathroom home, you'll find 2489 square feet of open-concept living. A long entryway leads to a blended dining area, gourmet kitchen, and living room, perfect for entertaining and every day living. Your kitchen includes quartz counter tops, stainless steel appliances, shaker style cabinetry, and a grand kitchen island, complete with a roomy single basin sink and quartz breakfast bar. The corner pantry is spacious and includes plenty of built-in shelving. With a secondary bedroom and full bath located off the living room, this home offers private space for out-of-town guests. Head up the wide staircase to find a versatile loft, the private main bedroom suite, three secluded secondary bedrooms with carpet flooring, large windows and closets and a third full bath. The private main bedroom is an oasis, featuring a cozy sitting area and attractive ensuite bathroom. Enjoy quality quartz vanity tops, a tiled walk-in shower, a separate water closet, and a walk-in closet with plenty of space to get ready in the morning. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz bathroom counter tops, and our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $5,563 · $464/mo
• Expected delta: +$4,835/yr (+$403/mo · 664.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,514
• − Mortgage interest: −$17,029
• − Property taxes: −$728
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$384
• − Depreciation: −$8,844
• Taxable loss: −$6,232
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $679/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.

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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

2 events — show timeline

• 2026-05-04 Pending — LERA
• 2026-03-24 Listed $304,000 LERA

Property tax history

+9.4%/yr

Latest (2025): $728 · +11.9% YoY. Source: county tax records.