5706 Falcon Poin Unit VIVGOF · San Antonio, TX 78222

$184,875

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 178 Days on market

Built 2026 Good condition $148/sqft · 16% below area Est $220k · 16% under ↓ 22% since listing

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +14.6/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

Key facts

• 2 garage spots
• Built 2026
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 3 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 41% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask is 18487400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $162,690 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.22% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (median comp): $219,578
• List price: $184,875
• Delta: -15.80%
• 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
8855 Osprey Trl	0.06mi	3/2.0	1,266 (+1%)	2mo	$184,999	$146	93
8814 Osprey Trl	0.06mi	3/2.0	1,266 (+1%)	3mo	$194,999	$154	92
8826 Osprey Trl	0.09mi	3/2.0	1,266 (+1%)	3mo	$178,999	$141	91
8838 Osprey Trl	0.11mi	3/2.0	1,266 (+1%)	2mo	$188,999	$149	91
8858 Osprey Trl	0.15mi	3/2.0	1,266 (+1%)	1mo	$184,999	$146	90
8802 Osprey Trl	0.04mi	3/2.0	1,402 (+12%)	2mo	$196,999	$141	76
8818 Osprey Trl	0.07mi	3/2.0	1,402 (+12%)	2mo	$198,999	$142	75
8822 Osprey Trl	0.08mi	3/2.0	1,411 (+13%)	2mo	$197,999	$140	73
8842 Osprey Trl	0.12mi	3/2.0	1,402 (+12%)	1mo	$203,999	$146	73
8847 Osprey Trl	0.06mi	3/2.0	1,411 (+13%)	3mo	$186,999	$133	73
8871 Osprey Trl	0.06mi	3/2.0	1,411 (+13%)	4mo	$194,999	$138	73
8875 Osprey Trl	0.18mi	3/2.0	1,402 (+12%)	3mo	$191,999	$137	69

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $5,716
• Equity at exit: $27,565

10-year hold

• IRR: 13.7%
• Equity multiple: 2.16×
• Total profit: $60,139
• Equity at exit: $15,985

Cash invested: $51,765 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,773/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $511

Break-even live

Break-even rent $1,617

Max offer price $184,875

Occupancy floor 72%

Sensitivity live

Price	-10% $638	-5% $575	+0% $511	+5% $447	+10% $383
Rent	-10% $332	-5% $421	+0% $511	+5% $600	+10% $689
Rate	-1.0pp $604	-0.5pp $558	base $511	+0.5pp $463	+1.0pp $414

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: $46,219
• Closing costs: $5,546
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	22d	1	0.06mi
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	44d	1	1.38mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	25d	1	1.45mi

Listing history 30 events

1. 2026-06-21
   days on market $184,875 Active 178 DOM
2. 2026-06-18
   days on market $184,875 Active 175 DOM
3. 2026-06-17
   pricedays on market $184,875 Active 174 DOM
4. 2026-06-16
   days on market $227,875 Active 173 DOM
5. 2026-06-15
   days on market $227,875 Active 172 DOM
6. 2026-06-13
   pricedays on market $227,875 Active 170 DOM
7. 2026-05-13
   price $179,900 377-char remark

   Show marketing remark (377 chars)

   This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

8. 2026-05-09
   price $184,900 377-char remark

   Show marketing remark (377 chars)

   This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

9. 2026-05-01
   price $189,900 377-char remark

   Show marketing remark (377 chars)

   This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

10. 2026-04-23
    price $194,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

11. 2026-04-17
    price $174,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

12. 2026-04-09
    price $179,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

13. 2026-04-03
    price $184,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

14. 2026-03-28
    price $189,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

15. 2026-03-25
    price $194,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

16. 2026-03-22
    price $199,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

17. 2026-03-18
    price $211,900 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

18. 2026-03-16
    price $197,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

19. 2026-03-15
    price $198,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

20. 2026-03-12
    status Active 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

21. 2026-03-12
    price $199,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

22. 2026-03-11
    historical 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

23. 2026-03-04
    price $204,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

24. 2026-02-25
    price $209,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

25. 2026-02-22
    price $219,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

26. 2026-02-17
    price $224,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

27. 2026-02-13
    status Active 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

28. 2026-02-13
    price $229,875 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

29. 2024-02-16
    historical 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

30. 2023-12-13
    listed $1 Active 377-char remark

    Show marketing remark (377 chars)

    This new single-story home optimizes space and prioritizes ease of living. An open-concept design includes the family room and a versatile kitchen/dining area for everyday multitasking. An attached patio provides outdoor space. Nearby is the cozy owner's suite with a private bathroom and spacious walk-in closet, while two bedrooms are located at the opposite end of the home.

ⓘ 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: $27,164
• − Mortgage interest: −$10,356
• − Property taxes: −$2,773
• − Insurance: −$924
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$5,378
• Taxable income: $3,386
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $5,315/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-story home is in good condition with modern finishes and a good layout. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Modernizes spaces and improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Modernizes spaces and improves aesthetics ↑

ⓘ 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

• 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

-21.7% since first listed

24 events — show timeline

• 2026-05-13 Price Changed $179,900 Zillow
• 2026-05-09 Price Changed $184,900 Zillow
• 2026-05-01 Price Changed $189,900 Zillow
• 2026-04-23 Price Changed $194,900 Zillow
• 2026-04-17 Price Changed $174,900 Zillow
• 2026-04-09 Price Changed $179,900 Zillow
• 2026-04-03 Price Changed $184,900 Zillow
• 2026-03-28 Price Changed $189,900 Zillow
• 2026-03-25 Price Changed $194,900 Zillow
• 2026-03-22 Price Changed $199,900 Zillow
• 2026-03-18 Price Changed $211,900 Zillow
• 2026-03-16 Price Changed $197,875 Zillow
• 2026-03-15 Price Changed $198,875 Zillow
• 2026-03-12 Relisted — Zillow
• 2026-03-12 Price Changed $199,875 Zillow
• 2026-03-11 Delisted — Zillow
• 2026-03-04 Price Changed $204,875 Zillow
• 2026-02-25 Price Changed $209,875 Zillow
• 2026-02-22 Price Changed $219,875 Zillow
• 2026-02-17 Price Changed $224,875 Zillow
• 2026-02-13 Price Changed $229,875 Zillow
• 2026-02-13 Relisted — Zillow
• 2024-02-16 Delisted — Zillow
• 2023-12-13 Listed $1 Zillow