12911 Whisper Xing · San Antonio, TX 78252

$269,990

3 bd · 2.0 ba · 1,662 sqft · SingleFamily public records · 53 Days on market

Built 2019 5,357 sqft lot $162/sqft · at area comps Est $284k · at est. $83/mo HOA · 4% of rent

---

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 +9.7/15.0
• Cash flow +7.5/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0

Listing remarks MLS

This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!!

Key facts

• Granite island
• Espresso cabinetry
• Ensuite bathroom

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE ISLAND
• ESPRESSO CABINETRY
• STAINLESS-STEEL APPLIANCES
• PRIVATE PRIMARY SUITE
• ENSUITE BATHROOM

Property features AI

Finance

• Financial info: Down payment assistance resource available (DPR eligible)
• HOA & community: Mandatory HOA; HOA fee approximately $250 quarterly; Association transfer fee approximately $1,000

Exterior

• Parking: 2-car garage
• Utilities: Water system; Solar electric system
• Home design: Pre-owned single-family home; Built by DR HORTON (approx. 7 years old)
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior; Subdivision amenities include pool, clubhouse, park/playground, basketball court, and lake/river park

Interior

• Kitchen: Island kitchen; Gas cooking; Stove/Range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Second bedroom (approx. 11 x 12); Third bedroom (approx. 11 x 11); Primary bedroom dimensions approximately 15 x 15
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; Primary bathroom has separate tub and shower (approx. 8 x 8)
• Heating & cooling: Central heating; Central air conditioning; Other heating fuel (see remarks)
• Interior features: Ceiling fans; Open floor plan; 1 living area; Separate dining room; Eat-in kitchen with island; Walk-in pantry; Utility room inside; Ground level / no steps; All bedrooms downstairs; Laundry on main level; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (30.9% below list).
• Recommended offer: $186k (30.9% 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: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-5 appreciation (-0.0% 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 53 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,496 (30.9% 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 53 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (median comp): $283,592
• List price: $269,990
• Delta: -4.80%
• 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
6429 Hoffman Pln	0.14mi	3/2.0	1,662 (0%)	3mo	$289,900	$174	91
6403 Encore Oaks	0.17mi	4/2.0 (+1)	1,703 (+2%)	1mo	$275,000	$161	82
13032 Minuet Sway	0.31mi	3/2.0	1,662 (0%)	9mo	$283,999	$171	78
13007 Minuet Sway	0.27mi	4/2.0 (+1)	1,703 (+2%)	1mo	$285,500	$168	77
6419 Tempo Switch	0.40mi	3/2.5	1,631 (-2%)	2mo	$244,900	$150	75
6448 Kingsley Edge	0.13mi	3/2.0	1,498 (-10%)	10mo	$259,500	$173	69
6824 Kingsley Edge	0.43mi	4/2.0 (+1)	1,703 (+2%)	6mo	$275,000	$161	66
6523 Hoffman	0.24mi	3/2.0	1,440 (-13%)	6mo	$254,000	$176	62
6210 Falsetto Voice	0.08mi	4/2.0 (+1)	1,906 (+15%)	12mo	$289,700	$152	57
6602 Kingsley Edge	0.20mi	4/2.0 (+1)	1,906 (+15%)	9mo	$275,000	$144	54
6551 Legato	0.43mi	4/2.5 (+1)	1,839 (+11%)	2mo	$249,900	$136	53
13516 Waxman Spark	0.61mi	4/2.5 (+1)	1,866 (+12%)	1mo	$214,000	$115	43

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.54×
• Total profit: $-34,881
• Equity at exit: $78,372

10-year hold

• IRR: -5.8%
• Equity multiple: 0.42×
• Total profit: $-43,795
• Equity at exit: $94,188

Cash invested: $75,597 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,865 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$112
• HOA: −$83
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-337

Break-even live

Break-even rent $2,292

Max offer price $210,387

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: $67,498
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6441 Staccato Staff San Antonio, TX	4.0	2.0	1906	$1,950	$1.02	4d	1	0.08mi
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	44d	1	0.09mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	18d	1	0.22mi
6518 Hoffman Pln San Antonio, TX	3.0	2.5	2237	$1,795	$0.80	24d	1	0.22mi
6621 Kingsley Edge San Antonio, TX	4.0	2.0	1906	$1,850	$0.97	44d	1	0.22mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	44d	1	0.28mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	18d	1	0.30mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	24d	1	0.37mi
6638 Hoffman Pln San Antonio, TX	3.0	2.0	1662	$1,850	$1.11	24d	1	0.38mi
13107 Minuet Sway San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	11d	1	0.39mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	15d	1	0.40mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	24d	1	0.40mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	24d	1	0.41mi
13080 Whisper Bnd San Antonio, TX	4.0	2.0	1703	$1,850	$1.09	44d	1	0.41mi
13123 Minuet Sway San Antonio, TX	3.0	2.5	2241	$2,050	$0.91	44d	1	0.42mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	24d	1	0.43mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	4d	1	0.49mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	44d	1	0.49mi
13310 Whisper Bnd San Antonio, TX	4.0	2.0	1900	$1,795	$0.94	22d	1	0.52mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.55mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.55mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1884	$1,900	$1.01	16d	1	0.55mi
6830 Whisper Grv San Antonio, TX	4.0	2.0	1901	$1,900	$1.00	4d	1	0.55mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	24d	1	0.57mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$1,901	$1.43	2d	33	0.61mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.61mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	22d	1	0.66mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	18d	1	0.70mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	2d	48	0.84mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	24d	1	0.91mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	24d	1	0.92mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.92mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	24d	1	0.94mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.94mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	0.99mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	44d	1	0.99mi
5115 Bay Breeze San Antonio, TX	4.0	2.0	1512	$1,849	$1.22	44d	1	0.99mi
6743 Arid Way San Antonio, TX	3.0	2.0	1910	$1,921	$1.01	44d	1	1.00mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	1.01mi
12530 Larissa San Antonio, TX	3.0	2.0	1661	$2,300	$1.38	24d	1	1.03mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 19 events

1. 2026-06-18
   days on market $269,990 Active 53 DOM
2. 2026-06-17
   days on market $269,990 Active 52 DOM
3. 2026-06-16
   days on market $269,990 Active 51 DOM
4. 2026-06-15
   days on market $269,990 Active 50 DOM
5. 2026-06-13
   days on market $269,990 Active 48 DOM
6. 2026-06-09
   statusdays on market $269,990 Active 44 DOM
7. 2026-06-08
   days on market $269,990 Price Change 43 DOM
8. 2026-06-07
   days on market $269,990 Price Change 42 DOM
9. 2026-06-04
   days on market $269,990 Price Change 39 DOM
10. 2026-06-03
    days on market $269,990 Price Change 38 DOM
11. 2026-06-02
    days on market $269,990 Price Change 37 DOM
12. 2026-06-01
    days on market $269,990 Price Change 36 DOM
13. 2026-05-31
    days on market $269,990 Price Change 35 DOM
14. 2026-05-14
    price $274,990 1504-char remark
15. 2026-04-29
    price $279,900 1504-char remark
16. 2026-04-24
    listed $295,000 New 1504-char remark
17. 2019-10-01
    soldstatus Sold 368-char remark

    Show marketing remark (368 chars)

    This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!!

18. 2019-08-16
    status Pending 368-char remark

    Show marketing remark (368 chars)

    This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!!

19. 2019-08-15
    listed $217,000 New 368-char remark

    Show marketing remark (368 chars)

    This single story, 3 bedroom, 2 bath home features 1651 square feet of living space. The layout features a separate dining area that leads to a nice open island kitchen. The large master bedroom is just off of the family room and features a spacious walk in closet. This floor plan also includes a 2-car garage and large covered patio. Sprinkler System Included!!!

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$2,548/yr (+$212/mo · 106.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,380
• − Mortgage interest: −$15,124
• − Property taxes: −$2,392
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$996
• − Depreciation: −$7,854
• Taxable loss: −$8,917
• Est. tax savings @ 24.0%: +$2,140
• After-tax cash flow: $-1,909/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: 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+24.4% since first listed

7 events — show timeline

• 2026-05-29 Price Changed $269,990 LERA
• 2026-05-14 Price Changed $274,990 LERA
• 2026-04-29 Price Changed $279,900 LERA
• 2026-04-24 Listed $295,000 LERA
• 2019-10-01 Sold (MLS) — LERA
• 2019-08-16 Pending — LERA
• 2019-08-15 Listed $217,000 LERA

Property tax history

-12.8%/yr

Latest (2025): $2,392 · -57.7% YoY. Source: county tax records.